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HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT 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 VMAC Expansion Study 12 Seahawks Way, Renton, WA 98056 PRE 25-000170 June 26, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 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 to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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 pr oposal 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). M E M O R A N D U M DATE: June 4, 2025 TO: Jill Ding, Senior Planner FROM: Hugo Sotelo, DFM SUBJECT: Virginia Mason Athletic Center 1. The preliminary fire flow calculation is 3,750 gpm. A minimum of three hydrants are required. One within 150-feet and two within 300-feet of the proposed addition. One fire hydrant shall be within 50 feet of the fire department connection to the fire systems. A looped water main is required to be installed around the building, per city ordinance, if fire flow exceeds 2,500 gpm, looped fire water mains are required. It appears the existing water mains are adequate. The building shall also meet maximum fire hydrant spacing requirements of 300 feet on center. For awareness easement provisions might be applicable for the additions proposed that would limit the ability to encroach upon water mains and fire-sprinkler water supply lines. 2. Fire impact fees are applicable at the rate of $0.14 per square foot. This fee is paid at the time of building permit issuance. 3. The existing fire alarm and fire sprinkler system may be expanded for the proposed additions, however separate plans and permits are required by the fire department. The proposed Hospitality building appears to require fire sprinkler protection based upon occupancy classification and occupant load. 4. Fire department apparatus access roadways are required within 150 feet of all points on the building. 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. Approved turnarounds are required for dead end roads that exceed 150 feet. 5. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. This requirement will be required within the new and existing areas of the building. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 26, 2025 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: VMAC Expansion 12 Seahawks Way PRE25-000170 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) 2924059001 and 2924059015. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. General 1. The parcel is subject to compliance with the restrictive covenant concerning contaminated soils as identified in King County recording number 20100804000254. The applicant shall demonstrate how all proposed work is compliant with the restrictions set forth in the covenant. Water 1. The project is within the City of Renton’s water service area in the Kenneydale 308 Pressure Zone. 2. The static water pressure is approximately 130 PSI at ground elevation of 24 feet. 3. There is an existing 10-inch water main loop around the existing building on parcel 2924059015 that can deliver a maximum flow capacity of 3,250 GPM (see record drawing set W-3337 for as- built files). 4. There is an existing 12-inch water main located on the east side of the building within the west side of the BNSF right-of-way on parcel 2924059005 that an deliver a maximum flow capacity of 3,700 GPM (see record drawing set W-0400 for as-built files). 5. The existing water mains on private property are located within an easement (see King County recording number 20081024000324). 6. There is an existing 4-inch domestic water service and meter with a 4-inch DCVA serving the existing building. 7. There is an existing 6-inch fire service with a DDCVA serving the existing building. 8. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority determined the preliminary fire flow is 3,750 GPM and that a minimum of three hydrants is required. 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. 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 redevelopment including but not limited to the items that follow: a. The proposed new hospitality suite and east expansion appear to be within the existing easement or within 10 feet of the existing water main. If either the proposed structure or expansion are within the above referenced areas then, the proposed structures shall be relocated, or, the existing water main shall be relocated. If electing to relocate the water main then a partial release of easement and a new easement would be required. b. To comply with clearance requirements, the building footprints and foundations for both the proposed west infill and the east expansion must maintain a minimum horizontal separation of 10 feet from the existing water mains. c. A 15 foot wide public water easement is required for any public water main, hydrant and water meter located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. d. The existing 4-inch domestic water meter may be re-used if it can be shown that the meter size meets the requirements of the Uniform Plumbing Code. Sizing shall be included with the building permit application. e. If the proposed hospitality suite will require domestic water service then a new domestic water service, minimum 1-inch, meter and backflow prevention shall be required. f. Installation of 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. See RRFA comments for additional hydrant spacing requirements. g. Any existing hydrant that is counted toward meeting the minimum required or hydrant spacing shall be equipped with a 5-inch STORZ fitting if not already equipped with one. h. Per the Uniform Plumbing Code a pressure reducing valve (PRV) is required downstream of the domestic water meter(s) because the water pressure is over 80 PSI. 10. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. The development may be subject to 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, c ut and caps, and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025 per 1-inch meter and $251,250 per 6 inch meter. b. Water service installation charges for each proposed domestic water service may be applicable. Water service installation is $2,875 per 1-inch service line 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. c. Drop-in meter fee is $400 for a per ¾-inch meter. d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&rep o=CityofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing private sanitary sewer system on site including grease interceptors, a gravity conveyance system, a pump station and a forced main conveyance system (see record drawing set S-3337) discharging to a 6-inch PVC stub on the southeast side of the existing building. 3. There is an existing 12-inch public sewer main along the eastern property line (see record drawing S-016303). 4. If the proposed hospitality suite requires sanitary waste, then it shall be connected to the existing on-site private sewage system. Waste from bathrooms will require separate connection than the grease interceptor to the sewer main . 5. A grease interceptor is required if there is a commercial kitchen; if either the proposed hospitality suite or the east expansion is to connect flows to the existing grease interceptor then sizing calculations shall be submit demonstrating the existing can accommodate the additional flows, else a new grease interceptor shall be provided. 6. Based upon the as-builts, extension of the building to the west (west infill) will place the building over the existing utilities. Engineering plans will need to show the utilities as related to the proposed construction. 7. A conceptual utility plan will be required as part of the land use application for the proposed development. 8. The development may be subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water service serving the project. Current fees can be found in the 2025 Development Fees Document 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 per 1-inch meter and $201,250 per 6-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&rep o=CityofRenton Surface Water 1. There is an existing 12-inch and 18-inch private stormwater system surrounding the existing building (see record drawing R-3337). 2. There is an existing 60-inch public surface water main acting as a piped fish bearing stream on the south side of the existing building (no record drawing available). 3. Critical areas on site that may affect stormwater review include: regulated slopes and category F stream. 4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Area - Matching Forested. The site falls within the East Lake Washington drainage basin. 5. 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 6. The proposed hospitality suite appears to be situated above the existing private conveyance system and public piped fish bearing stream. Either relocate the hospitality suite or relocate the conveyance systems such that they are not routed under the proposed structure. a. Conveyance systems shall be designed in accordance with core requirement 4 of the RSWDM and specifically section 4.3.2 for fish passage. Additional permit review may be required by the Washington State Department of Fish and Wildlife for fish bearing culverts, the applicant shall consult the department and obtain permits as needed. 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 as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 10. Erosion control measures to meet the City requirements shall be provided. 11. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. The development may be 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. a. The current SDC fee is $0.94 per square foot of new impervious surface but not less than $2,350. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=C ityofRenton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts private property on all sides therefore no frontage improvements are required. 2. Refer to City code 4-4-080 regarding driveway regulations. 3. 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. 4. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2025 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. b. See Section XII.5.b for the full impact fee schedule : https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&rep o=CityofRenton General Comments 1. 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. 2. 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://www.rentonwa.gov/City-Services/Permit-Services/Site-Work-Right-of-Way-and- Utilities/Civil-Construction-Permit 3. A landscaping plan shall be included with the civil plan submittal. Each pl an shall be on separate sheets. 4. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 26, 2025 TO: Pre-Application File No. PRE25-000170 FROM: Jill Ding, Senior Planner SUBJECT: VMAC Expansion Study – 12 Seahawks Way, Renton, WA 98056 APN 2924059015 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 project site is located at 12 Seahawks Way (APN 2924059015), totals approximately 728,627 square feet (16.73 acres) in area, and is zoned Commercial Office Residential (COR) and is located within Urban Design District C . The applicant is proposing two additions to the existing VMAC facility (one on the east side of the existing building and one on the west side) and the construction of a new 1,600 square foot ground floor hospitality suite at the southwest corner of the VMAC. The east addition would include an expansion of floors 1-4 with a height of sixty-five feet (65’). Floors 1-3 would add 12,000 square feet each and floor 4 would include add 15,000 square feet, resulting in a total new area of 51,000 square feet. The addition on the west side of the building would be limited to an expansion of floor 3 and would increase the building height at this location to fifty feet (50’) and would total 21,600 square feet. According to the City’s COR Mapping system, the site is mapped with regulated slopes, a piped Type F stream, is within a high seismic hazard area and is located within the 200-foot shoreline jurisdiction of Lake Washington. The site is mapped within the Shoreline High Intensity Designation of Lake Washington Reach C. Current Use: The property is currently developed with the Seahawks VMAC facility, which includes an existing 251,800 square foot main building, a 5,000 square foot maintenance shed, and outdoor football training fields. VMAC Expansion Study Page 2 of 8 June 26, 2025 1. Zoning Districts and Land Use Designation: The subject property is located within the Commercial Office Residential (COR) comprehensive plan land use and zoning designations and is also located within Urban Design District C. The purpose of the Commercial Office Residential Zone (COR) is to provide for a mix of intensive office, hotel, convention center, and residential activity in a high -quality, master-planned development that is integrated with the natural environment. Comme rcial retail and service uses that are architecturally and functionally integrated are permitted. Also, commercial uses that provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR Zone. The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly. The west portion of the project site is also located within the Shoreline High Intensity Designation. Within this designation, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water - oriented uses. Land uses in the underlying zoning that require an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit. The project site includes existing office uses, existing indoor recreational facilities, and existing outdoor recreational facilities. The proposal would include additions on the east and west sides of the building, as well as the addition of a new ground floor hospitality suite. The proposal would include expansions of the existing office and indoor recreational uses. Office uses are outright permitted uses within the COR zone. Recreational facilities, indoor, existing are permitted uses within the COR zone, provided, the use shall be housed in a structure containing one or more of the following uses: offices, residences, hotels, convention centers, and/or research and development facilities. 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 “COR standards” herein). These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton04021 20B.html#4-2-120B. Minimum Lot Size, Width and Depth – There are no minimum lot size, width, or depth requirements within the COR zone. No changes are proposed to the existing lot dimensions. The existing lot has a total area of 728,627 square feet with a width of approximately 896 feet and a depth of approximately 675 feet. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the COR zone are determined through the site plan review process. Within the 200-foot shoreline jurisdiction of Lake Washington, lots within the Shoreline High Intensity Environment Designation (RMC 4-3-090D.7.a) are required to provide a 100-foot vegetation conservation buffer as measured from the ordinary high water mark (OHWM) of Lake Washington. The proposed east addition would maintain a front setback of approximately 48 feet. The proposed west addition and hospitality suite would be located outside of the 100-foot VMAC Expansion Study Page 3 of 8 June 26, 2025 vegetation conservation buffer required from Lake Washington. The front, side, and rear yard setback requirements for the proposed additions would be determined at the time of site plan review. The proposed additions on the west side of the building appear to comply with the shoreline setback requirements as established by the Shoreline Master Program (RMC 4-3-090). Gross Floor Area – There are no requirements for gross floor area. Building Height – Maximum building height in the COR zone is 10 stories and/or 125 feet. Buildings or portions of buildings that exceed fifty feet (50') in height shall include upper story setbacks as follows: The minimum setback for a fifth story and succeeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story or an equivalent standard that adds interest and quality to the building. 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. Within the 200-foot shoreline jurisdiction of Lake Washington, buildings landward of one hundred feet (100') from the OHWM, the maximum building height shall be defined by a maximum allowable building height envelope that shall: i. Begin along a line lying parallel to and one hundred feet (100') from OHWM at a height of either thirty five feet (35') or one-half (1/2) the maximum height allowed in the underlying zone, whichever is greater; and ii. Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either (a) until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning), or (b) to the end of shoreline jurisdiction, whichever comes first. Building elevations were not included with the submitted pre-application materials, therefore staff was unable to verify compliance with the building height requirements. It is the applicant’s responsibility to demonstrate compliance with building height requirements and FAR Part 77 at the time of formal land use application. Roofline and Façade Modulation – Buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building. It is the applicant’s responsibility to demonstrate compliance with the roofline and façade modulation requirements at the time of formal land use application. Maximum Lot Coverage for Buildings – The COR zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. As stated on the submitted site plan, the applicant estimates that the building coverage after the construction of the proposed additions would be 42.5 percent of the lot area, which is less than the maximum lot coverage permitted for the COR zone. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. VMAC Expansion Study Page 4 of 8 June 26, 2025 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In 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 th ousand (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. Compliance with the refuse and recycling standards would be reviewed at the time of formal land use application. 4. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Building additions that do not increase the gross square footage of the building area by more than one -third (1/3) are not subject to compliance with the landscape regulations. 5. 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 VMAC Expansion Study Page 5 of 8 June 26, 2025 TREE SIZE TREE CREDITS 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 o r greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non -native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 6. Parking: Parking for general office uses in the COR zone shall provide a minimum of 2.0 spaces 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. Other recreational uses are required to provide a minimum and maximum of 1.0 space per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. See RMC 4-4-080F.10.d for parking lot design standards. The applicant provided parking calculations that estimate a total of 476 spaces would be required onsite for the office uses (237,400 square foot of existing and proposed office uses / 1,000 square feet = 237.4 x 2.0 spaces = 475 minimum required spaces), however the parking demand for the 88,600 square foot recreational uses was not provided. VMAC Expansion Study Page 6 of 8 June 26, 2025 Compliance with the parking standards would be reviewed at the time of formal land use application. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'-4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet , six inches (7'-6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the land use application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial uses. 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 provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. 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 all parking regulations would be verified at land use review. 7. Access/Driveways: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. No change in access is proposed. 8. Urban Design Regulations: The property is located in the Urban Design District ‘C’. Compliance with Urban Design Regulations, District ‘C’, is required for all new structures as well as additions to existing structures. The urban design regulations were established in accordance with and to implement policies established in the Land Use Element of the Comprehensive Plan. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. 9. Critical Areas: According to the City’s COR Mapping system, the site is mapped with regulated slopes, a piped Type F stream, is within a high seismic hazard area and is located within the 200-foot shoreline jurisdiction of Lake Washington. The site is mapped within the Shoreline High Intensity Designation of Lake Washington Reach C. A geotechnical report may be required to evaluate the seismic hazard area. A stream and lake study would be required, the stream and lake study must make a finding regarding whether the proposal would have a net loss of ecological functions. In assessing the potential for net loss of ecological functions or processes, project- specific and cumulative impacts shall be considered and mitigated on- or off-site. 10. Environmental Review: The proposed project would require Environmental (SEPA) Review in accordance with WAC 197-11 as the proposal includes the construction of VMAC Expansion Study Page 7 of 8 June 26, 2025 more than 4,000 square feet of office space. An environmental checklist must be submitted with the land use application. 11. Shoreline Permit Requirements: Shoreline Substantial Development Permits ensure proposed shoreline development is consistent with the goals and policies of the Shoreline Master Program. The proposal would be subject to a Shoreline Substantial Development Permit in accordance with WAC 173-27. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for all development within the Commercial Office Residential (COR) zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. S ite plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9- 200E.3. 13. Permit Requirements: A Shoreline Substantial Development Permit, a Hearing Examiner Site Plan Review, and Environmental (SEPA) Review would be reviewed within an estimated time frame of 12 weeks. The 2025 permit fees would total $9,851.10 ($3,124 Shoreline Substantial Development Permit + $1,856 SEPA + $4,402 Site Plan Review + $469.10 Technology Fee = $9,851.10). A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would be an additional $313.95 ($299 plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits may be required. 14. 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. 15. 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. 16. 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 VMAC Expansion Study Page 8 of 8 June 26, 2025 permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: a. Fire impact fees are applicable at the rate of $0.14 per square foot of office space. This fee is paid at the time of building permit issuance. b. The 2025 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip. The city’s 2025-2026 fee schedule is available for your review on the City’s website. 17. 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. 18. Expiration: Once the Site Plan application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.