HomeMy WebLinkAboutPre-app Mtg Summary - 25-000176.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000176
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PRE-APPLICATION MEETING FOR
Times Square Redevelopment
PRE25-000176
CITY OF RENTON
Department of Community & Economic Development
Planning Division
July 17th, 2025
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Reviewer: Hugo Sotelo, 425-276-9587, hsotelo@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\PRE25-000176
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: 6/25/25
TO: Alex Morganroth, Principal Planner
FROM: Hugo Sotelo, DFM
SUBJECT: Time Square Development 500-800 SW 39th St.
2. The fire flow requirement is 8,000 gpm. A total of eight fire hydrants are required. Fire
hydrants are required to be within 150 feet of buildings with one being within 300 feet of the
proposed buildings. There shall be a fire hydrant within 50 feet of all fire department
connections. Existing hydrants may be counted toward the requirements if they meet the
current code. A looped water main is required for all fire flows over 2,500 gpm.
The existing water mains could not support 8,000gpm. The reduction in fire flow gpm could
be accomplished by the type of rated construction and by constructing a 4-hour rated fire
wall with no openings. A 50% reduction in gpm for fire sprinklers was considered when
calculating the fire flow calculations for building A.
3. Approved fire sprinklers and fire alarm systems are required throughout the buildings.
Separate plans and permits are required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is required for
the fire alarm system.
4. Fire department apparatus access roadways are required within 150 feet of all points on the
building. Fire lane signage is 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. Any electrically
controlled access gates will require fire department emergency access operation
5. Development fire impact fees for industrial/manufacturing are $0.05 cents a square foot.
Impact fees will be paid at the time of issuance. Credit is available for the removal or
retention of the existing buildings.
6. Per IBC 2018 3206.7.5 An approved access walkway leading from fire apparatus access
roads to exterior openings shall be required. The exterior doors shall be provided with a single
latch hardware and dead bolt. If magnetically controlled access doors are installed, they
shall release in the event of a fire alarm event and loss of power.
7. Separate plans and permits are required for any proposed onsite emergency generator tanks.
8. 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000176
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 17th, 2025
June 20, 2011
TO: Alex Morganroth, Principal Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Time Square Redevelopment
600 SW 39th St, Renton, WA
PRE25-000176
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 parcels # 1253810055 &
1253810020. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
EXISTING CONDITIONS
The site is approximately 22.7 acres in size with five office building on two parcel lots.
Water
Water service is provided by City of Renton. The project site is within the City of Renton’s water service area
in the Valley 196 Pressure Zone. The static water pressure is approximately 76 PSI at elevation of
20 feet. The site is located outside of the Wellhead Protection Area Zone.
1. SW 39th Street
• There is an existing 12-inch City water main located in SW 39th Street (Record Dwg: W-176503) that
can deliver a maximum flow capacity of 5,400 gallons per minute (gpm).
• There are four existing fire hydrants within the right of way of SW 39th Street fronting the project site:
Hydrant ID No. HYD-SW-00383, - 00382, -00521, and -00380.
2. Lind Ave SW
• There is an existing 16-inch City water main located along the east side of Lind Ave SW (Record
Dwg: W-199705 and W-199712) that can deliver a maximum flow capacity of 9,200 gpm.
• There are two existing fire hydrants within the right of way of Lind Ave SW fronting the project site:
Hydrant ID No. HYD-SW-00316 & 00314.
3. On project site
• There is an existing 12-inch City water main located along the west property line to the west of 800-
building (Record Dwg: W-179104 & W-179103) that can deliver a maximum flow capacity of
5,400 gpm.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000176
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• There are a series of 10-inch City water main and associated fire hydrants located surround the
buildings on the project site providing fire, irrigation, and domestic water services for the existing
buildings.
Sewer
Sewer service is provided by the City of Renton.
1. Lind Ave SW
• There are existing 8-inch PVC wastewater mains and associated sewer manholes within Lind Ave
SW (Record Dwg: S-199710). There is a private 8-inch Ductile Iron sewer main to the east of #600
building (Record Dwg: S-179101), which is connecting to the sewer main in Lind Ave SW. Sewer
services for the three eastern buildings (#500, #600, and #660) are provided through a series of 6 -
inch Ductile Iron sewer stubs connecting to this 8-inch private sewer main.
2. SW 39th St
• There are two section of existing 8-inch Ductile Iron wastewater mains and associated sewer
manholes within the Cul-de-sac of SW 39th St (Record Dwg: S-176505). The sewer services of the
two existing buildings of #700 and #800 are provided by two onsite 8-inch Ductile Iron sewer mains
(Record Dwg: S-179103) connecting to the sewer main in SW 39th St. Sewer services for the two
buildings (#700 and #800) are provided through a series of 6-inch Ductile Iron sewer stubs
connecting to the two 8-inch private sewer main each.
Storm
1. There is an existing 60-inch stormwater main and associated catch basins along the west side of
Lind Ave SW (Record Dwg: R-199710). This main eventually discharges at OUT-0034 in Springbrook
Creek along SW 34th Street.
2. There are also two 15-inch stormwater stubs on SW 39th St (Record Dwg: R-176508 and R-176507).
These stubs discharge into an existing 30-inch storm main that eventually goes to OUT-0280 In
Springbrook Creek due west of the project site.
3. There is an existing 30-inch stormwater main along the southwest corner of the property that
discharges into the Springbrook Creek (Record Dwg: R-176508). This main eventually discharges at
OUT-0280 in Springbrook Creek due west of the project site.
Streets
1. Lind Ave SW is classified as a 5-lane Minor Arterial Street with an existing right-of-way (ROW) width of
approximately 80 feet per the King County Assessors map.
2. SW 39th St is classified as a 3-lane Commercial Mixed Use & Industrial Access Street with an existing
ROW width of approximately 60 feet per the King County Assessors map.
WATER COMMENTS
1. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 8,000 gpm including the use of an automatic fire sprinkler system throughout the
buildings. 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:
a) The applicant will need to reduce the fire flow demand for the new buildings to not exceed 5,400
gpm. The final fire demand for the buildings will be determined by Renton Regional Fire Authority.
b) A looped water main around each building is required if the fire flow demand is over 2,500
gpm. The new on-site 12-inch water mains shall be connected to the existing 16-inch water main
in Lind Ave SW and to the existing 12-inch water main in SW 39th St.
c) All existing water mains that are under the proposed buildings shall be abandoned and
removed. A partial release of the existing easement will be required. All existing water, fire, and
irrigation services & associated water meters and backflow prevention devices will be removed.
All existing fire hydrants will be removed. (Approximately 13 fire hydrants).
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i. 700 SW 39th St
a. Existing 3” water service, meter, and RPBA (MTR-015867 and LAT-015262)
b. Existing 2” irrigation service, meter, and 1.5” DCVA (MTR-015832 & LAT-015263)
c. Existing 8” fire service, meter, and DCDA (MTR-015868 & LAT-015261)
ii. 660 SW 39th St
a. Existing 4” water service, 3” meter and RPBA (MTR-015866 & LAT-015256)
b. Cut and cap at existing 12” main on SW 39th St by City forces
c. Existing 2” irrigation service, meter, and DCVA (MTR-015800 & LAT-015258)
d. Cut and cap at existing 12” main on SW 39th St by City forces
e. Existing 8” fire service, meter, and DCDA (MTR-015970 & LAT-015259)
iii. 500 SW 39th St
a. Existing 4” water service, 3” meter, and RPBA (MTR-007718 & LAT-006257)
b. Cut and cap at existing 12” main on SW 39th St by City forces
c. Existing 8” fire service, meter, and DCDA (MTR-015898 & LAT-021957)
iv. 600 SW 39th St
a. Existing 4” water service, 3” meter and 3” RPBA (MTR-015969 & LAT-015257)
b. Cut and cap at existing 12” main on SW 39th St by City forces
c. Existing 8” fire service, meter, and DCDA (MTR-015801 & LAT-015260)
v. 800 SW 39th St
a. Existing 3” water service, meter and RPBA (MTR-016104 &LAT-016076)
b. Cut and cap at existing 12” main on SW 39th St by City forces
c. Existing 2” irrigation service, meter, and 1.5” DCVA (MTR-016105 & LAT-016077)
d. Cut and cap at existing 12” main on SW 39th St by City forces
e. Existing 8” fire service, meter, and DCDA (MTR-011842 & LAT-010386)
d) The location of the proposed water mains around the buildings as shown on the submitted
schematic plan (SP-4) for the pre-application meeting is generally acceptable.
e) Installation of new fire hydrants to be located on-site and off-site to be connected to the above
new and existing water mains. The final number and location of the hydrants shall be
determined by the Fire Authority and city water utility.
f) Installation of domestic water service lines and water meters with reduced pressure backflow
prevention assemblies (RPBA’s). The RPBA’s shall be installed behind the domestic water meters
and shall be located inside heated above ground enclosures (Hot-Box or Safe-T-Cover).
g) Water mains relocation shall limit the impact to the water services for existing adjacent
properties.
h) Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between
sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe.
i) A 15-foot-wide public water easement is required for any new and existing public water main,
hydrants and water meters located outside City Right of Way.
j) An application to the city is required for the release of existing easements where the onsite water
mains are removed.
k) Installation of separate domestic water meter is required for each of the proposed new building.
Water meters 2-inch in size or less will be installed by City forces and a water meter permit is
required. 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). Domestic water
meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4 by the
contractor. The meter vault shall be located within public ROW or within an easement on private
property.
l) Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required
for backflow prevention to the proposed buildings. The sizing of the fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be
installed on the private property in an outside underground vault per City Standard Plan 350.3.
The DCDA may be installed inside the building if it meets the conditions per City Standard Plan
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000176
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360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the
building must be pre-approved by the City Plan Reviewer and Water Utility.
m) A hydrant is required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC).
n) Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already
equipped with one.
o) Installation of landscape irrigation meters and double check valve assembly (DCVA) per City
standard plan no.340.8, if applicable.
2. 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 2021 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 structural
cannot be installed over the water main unless the water main is installed inside a steel casing.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
4. The development is subject to meter installation fees based on the number and size of the meters for
domestic uses and for fire sprinkler use. 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.
5. The SDC fee for water is based on the size of the new domestic water to serve the project. The
current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2-inch meter is $25,125.00, 2-
inch meter is $40,200.00 and 3-inch meter is $80,400.00.
6. 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.
7. Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and
$950.00 for a 2-inch meter. This is payable at issuance of the building.
8. Fire sprinkler service fee is $671.00 per 1-inch service line, $3,355.00 per 1-1/2-inch service line, and
$5,368.00 per 2-inch service line.
9. Credits will be applied to the existing services if abandoned, but no refund if the service is reduced
per RMC 4-1-180.B.
10. Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at civil construction permit issuance.
11. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
SEWER COMMENTS
1. The applicant will need to show how they propose to serve the new development with sanitary sewer
service to each of the buildings. All new sewer stubs shall be a minimum of 6-inch and shall run at a
slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards
in RMC 4-6-040 and City of Renton Standard Details. The provided preliminary sewer layout is
conceptually acceptable.
a. If the applicant intends to subdivide the property, each parcel will require a separate
connection to the public sewer main(s).
b. Sewer main will be public if it serves more than one parcel with the appropriate easements
for maintenance and access.
2. Public sewer easements are required for any new and existing public sewer mains that are not
located within the public right of way. Easements shall preclude the installation of permanent
structures and be unencumbered with surface improvements that may impeded maintenance,
operation, repair and replacement of the sewer facilities.
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3. Improved permanent access to new and existing sewer manholes shall be provided for future
maintenance and operation purposes.
4. Sewer main relocation is required to accommodate the layout of the new buildings.
5. Sewer mains and manholes that are no longer necessary shall be abandoned or
removed. Abandonment of mains up to 10-inches in diameter can be accomplished by plugging
each end with concrete. Abandonment of sewer mains 12 inches and greater shall be accomplished
by filling the main with an uncompressible material. Unused side sewer stubs shall be abandoned at
the main. This may be accomplished by exposing and capping each connection or lining the sewer
main and not restoring the connection.
6. If proposed, any commercial kitchen will require a grease trap/grease interceptor.
7. All wastewater from the parking structure, if proposed, shall be routed through a City approved
oil/water separator prior to discharge into the sewer main. The covered parking may require a grinder
pump depends on the elevation of the sewer main.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development will be 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 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 for a 1-inch meter is $4,025.00 per meter, 1-1/2-inch meter is
$20,215.00, a 2-inch meter is $32,200.00, and 3-inch meter is $64,400.00.
b. SDC fees are payable at construction permit issuance.
c. Credits of the SDC in the amount equal to the SDC fee for the size of the previous abandoned
water meter will be applied, but no refund if the service is reduced per RMC 4-1-180.B.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof
Renton&cr=1.
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM)
to determine what type of drainage review is required for this site. A drainage study complying with
the 2022 RSWDM will be required. Based on the City’s flow control map, the entire site falls within
the City’s Peak Rate Flow Control Standard (Existing Site Conditions). There are two drainage basins
for this site. The southwest portion of the site drains to the Black River Basin at outfall OUT-0280 and
the northeast portion of the site drains to the Black River Basin at outfall OUT-0033. These site
discharge locations do not converge within a ¼ mile downstream; therefore, they shall be evaluated
as separate TDAs.
2. 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 2022 RSWDM. 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. Special inspection from the building department is
required.
3. 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 appliable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit.
4. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on
the water table and soil permeability (infiltration rate), with recommendations of appropriate on-site
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BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation present
shall be presented in order to evaluate the drainage, erosion control and slope stability for site
development of the proposed plat. The applicant must demonstrate the development will not result
in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff.
5. Storm drainage improvements along all public street frontages are required to conform to the City’s
Street 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 developed
conditions for onsite tributary areas and existing conditions for any offsite tributary areas.
6. All work proposed outside of the applicant’s property will require a permanent drainage easement to
be provided to the City and a temporary construction easement prior to any permits being issued.
7. Public utility easements are required for any new and existing public storm mains and structures
that are not located within the public right of way.
8. Access to the new and existing public storm mains and structures shall be provided for future
maintenance and operation purposes.
9. Critical areas that may affect surface water review: the entire project site is within high seismic
hazard areas, the northwest corner of the property is within a special flood hazard (100-year flood)
area, and the western edge of the property is in a regulated shoreline.
10. The project area may include a high-use site depends on the average daily traffic (ADT) and truck
weight and fleet per Special Requirement #5 (Oil Control). Therefore, to meet Special Requirement #
5, the project may be required to provide oil control treatment for runoff of the high-use portion of the
site before discharging to the public stormwater system or to the on-site stormwater facilities.
11. Erosion control measures to meet the City requirements shall be provided.
12. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage
submittals. The current City of Renton Standard Details are available online at the City of Renton
website.
13. A Construction Stormwater General Permit from the Washington Department of Ecology is required
since land disturbance of the site will exceed one acre.
14. The development is subject to a surface water system development charge (SDC) fee. Fees will be
charged based on the rate at the time of construction permit issuance.
15. The 2025 Surface water system development fee is $0.94 per square foot of new impervious surface,
but no less than $2,350.00.
16. The full schedule can be found here.
TRANSPORTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed
an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets
Standards: The proposed project fronts Lind Ave SW to the east and SW 39th St to the south.
• Lind Ave SW is classified as a 5-lane Minor Arterial Street with an existing right-of-way (ROW)
width of approximately 80 feet per the King County Assessors map. To meet the City’s complete
street standards, a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street
improvements as taken from the ROW centerline shall be required along the abutting property
frontage and include a minimum 76-foot paved road (38 feet from centerline including a 5-foot
bike lane), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, and 2-foot clearing space
at the back of sidewalk, street trees and storm drainage improvements. A 11.5-foot dedication
will be required pending on final survey.
• SW 39th St is classified as a 3-lane Commercial Mixed Use & Industrial Access Street with an
existing ROW width of approximately 60 feet per the King County Assessors map. To meet the
City’s complete street standards, a minimum ROW width of 80 feet is required. Per RMC 4-6-060
half of street improvements as taken from the ROW centerline shall be required along the
abutting property frontage and include a minimum 47-foot paved road (23.5 feet from centerline
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including an 8-foot parking lane), a 0.5-foot curb, an 8-foot planting strip, a 6-foot sidewalk, and
2-foot clearing space at the back of sidewalk, street trees and storm drainage improvements. A
10-foot dedication will be required pending on final survey.
2. ADA accessibility along all frontages shall be provided and existing, non-conforming facilities shall be
replaced to meet current ADA standards. Any ramp, including ancillary features such as pushbuttons,
installed or replaced along the property frontage shall provide or upgrade and existing non-conforming
ramp and features to meet ADA standards. An ADA accessible path from the ROW to the property shall
be provided.
3. Refer to City code 4-4-080 regarding driveway regulations.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
5. Street lighting is required for a project that consists of more than 5,000 square feet of commercial
space. See RMC 4-6-060 for street lighting requirements.
6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to
do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip
Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If
the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should
contact the City to get information of the locations where traffic analysis is required.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the
time of building permit issuance.
• Unless noted otherwise in the Fee Schedule, the 2025 transportation impact fee is $8,031.94 per
net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
• Credits will be applied for existing trips generated per current use.
• See Section XII.5.b for the full impact fee schedule.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must be
inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required
with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
3. All civil construction 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.
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall
be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. 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 fee schedule.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 17, 2025
TO: Pre-Application File No. 25-000176
FROM: Alex Morganroth, Principal Planner
SUBJECT: Times Square Redevelopment | 500, 600, 660, 700, 800 SW 39th
St (APNs 1253810020 and 1253810055)
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 project site is comprised of two (2) parcels (APNs 1253810020 and 1253810055)
addressed as 500, 600, 660, 700, and 800 SW 39th St. The project site totals 22.7 acres and is located in the
Industrial, Light (IL) zoning district and Employment Area (EA) Comprehensive Plan land use designation. The
site is developed with five (5) two-story office buildings totaling approximately 334,000 gross sq. ft. as well as
multiple associated surface parking lots. The applicant has proposed to demolish all five (5) buildings and
construct three (3) new buildings including a 199,360 sq. ft. one-story building (Building A), a 143,380 sq. ft.
one story (Building B), and a 111,800 sq. ft. one-story building (Building C). All three (3) buildings would be
segmented into separate tenant spaces for future light industrial/manufacturing or office tenants. Buildings
are anticipated to include both dock doors and drive-in doors in order accommodate the future tenants
depending on their needs. Approximately 317 new surface parking stalls are proposed on the site to serve the
new buildings. New lighting, utilities, and landscaping is also proposed throughout the site. According to City
of Renton (COR) Maps, the sites are located within a High Seismic Hazard Area. In addition, one of the parcels
(APN 1253810055) is mapped with a Special Flood Hazard Area – FEMA Zone AE and the Black
River/Springbrook Creek regulated shoreline jurisdiction, Reach C. A uncategorized wetlands is located
across Springbrook Creek with buffers that may extend onto the site.
1. Current Use: The site is comprised of two (2) parcels developed with five (5) two-story office buildings
totaling approximately 334,000 gross sq. ft, as well as the associated surface parking.
2. Zoning: The site is located in the Industrial, Light (IL) zone. The site has an Employment Area (EA)
Comprehensive Plan Land Use designation. The purpose of the Light Industrial Zone (IL) is to provide
areas for low-intensity manufacturing, industrial services, distribution, storage, and technical
schools. Uses allowed in this zone are generally contained within buildings. Material and/or
equipment used in production are not stored outside. Activities in this zone do not generate external
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emissions such as smoke, odor, noise, vibrations, or other nuisances outside the building.
Compatible uses that directly serve the needs of other uses in the zone are also allowed.
No future uses were identified in the preapplication materials. See the Zoning Use Table in RMC
4-2-060 for specific uses allowed in the IL zone.
3. Development Standards (IL Zone): The project would be subject to RMC 4-2-130A, “Development
Standards for Industrial Zoning Designations” effective at the time of complete application (noted as
“IL standards” herein). The applicant shall demonstrate compliance with all development
standards at the time of formal land use application submittal.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within
the IL zone, however, there is a minimum lot size requirement of 35,000 square feet which is not
applicable to the proposal.
Lot Coverage – The IL 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. There is no maximum impervious
surface coverage for the zone.
Setbacks - Setbacks are the distance between the building and the property line or any private access
easement. Setback requirements in the IL zone are as follows:
Minimum Front Yard 20 ft; When abutting a Principal Arterial street
15 ft; All other streets, except 20 ft if a lot is adjacent
to or abutting a lot zoned residential.
Minimum Side Yard
Along a Street
20 ft; When abutting a Principal Arterial street
15 ft; All other streets, except 50 ft if a lot is adjacent
to or abutting a lot zoned residential.
Minimum Rear and
Side Yards
None, except 20 ft. if lot abuts a lot zoned
residential, which may be reduced to 15 ft through
the Site Plan development review process.
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
Gross Floor Area: There are no minimum requirements for gross floor area within the IL zone.
Building Height – The maximum building height permitted in the IL zone is 50 feet. Heights may exceed
maximum with a Conditional Use Permit. Building height shall not exceed the maximum allowed
pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions.
4. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical
equipment. The site plan application will need to include elevations and details for the proposed
methods of screening (see RMC 4-4-095).
5. Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site refuse
and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090,
Refuse and Recyclables Standards. These areas shall not be located within required setbacks or
landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or
vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on
the size and number of the proposed uses.
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6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A fence taller than six feet (6') requires a building
permit. New or existing fencing would need to comply with RMC 4-4-040. The maximum height of any
fence, hedge or retaining wall shall be eight feet (8'), subject to the limitations noted in RMC 4-4-
080E.2. Within industrial 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.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry
product that complements the proposed building and site development. Walls over 6 feet in height
shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3')
landscaped setback at the base of retaining walls abutting public rights-of-way.
7. 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. The minimum on-site landscape width required along street frontages is 10
feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be
required. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. Please refer to landscape regulations for the Auto Mall Area standards
below for additional specific landscape requirements.
Storm Drainage Facility Landscaping – A landscaping strip with a minimum fifteen feet (15’) of width
shall be located on the outside of the fence, unless otherwise determined through the site plan review
process. The applicant did not indicate any storm drainage facilities on the submitted drawings
but would be required to demonstrate compliance with the storm drainage facility landscape
requirement if a pond or vault is included in the proposal.
Parking Lot Landscaping - Vehicle parking lots shall meet minimum landscape standards in RMC 4-4-
070F.6.
a. Perimeter Landscaping: All parking lots shall have perimeter landscaping. See RMC 4-4-
070H.6, Perimeter Parking Lot Landscaping.
b. Minimum Amounts of Interior Parking Lot Landscaping: Surface parking lots with more than
fourteen (14) stalls shall be landscaped with plantings and trees. Interior parking lot
landscaping dimensions are stipulated in subsection RMC 4-4-070H.5. Minimum landscape
area shall be provided as follows:
8. Significant 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 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, properties subject to an active
land development permit shall comply with minimum tree credit retention requirements of a minimum
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of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees
being worth more tree credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18")
caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which
could otherwise allow such sheltered trees to be blown down if removed.
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 4-4-130H1e
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.
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9. Parking: Refer to RMC 4-4-080F for standard stall, aisle dimensions, and number of spaces required
based on the use. Standard surface parking spaces are 8 feet by 20 feet. Compact spaces are 8.5 feet
by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree
spaces is 24 feet.
Accessible parking shall be provided per the requirements of the Washington State Barrier Free
Standards as adopted by the City of Renton. The appropriate amount of ADA accessible stalls based
on the total number of spaces must be provided.
Bicycle parking shall be provided for all non-residential developments that exceed four thousand
(4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces. 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.
10. Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty
five feet (45') of clear maneuvering area in front of each door. Please review RMC 4-4-080J for further
general and specific loading space standards.
11. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall
be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact
onto adjacent and abutting properties. See RMC 4-4-075 for additional standards.
12. 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. According to the submitted
drawings, the applicant intends to update access to the site and provide two (2) driveways off of
SW 39th St and two (2) driveways off of Lind Ave SW. The applicant shall demonstrate compliance
with all access/driveway standards at the time of formal land use application submittal.
13. Critical Areas: City of Renton (COR) maps indicates the site is located in a high seismic hazard area
with the potential for sensitive or steep slopes. The seismic hazard is related to potential liquefaction
of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis
needs to assess soil conditions, stability, and detail construction measures to assure stability.
Wetlands are present on the property. They require the following buffers and additional 15 -foot
structure setback based on a wetland report prepared by a qualified professional:
Critical Area Category
or Type
Critical Area Buffer Width
Structure
Setback
beyond
Buffer
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Wetlands
All Other Land Uses:
High Habitat
Function (8-
9 points)
Moderate
Habitat
Function (5-
7 points)
Low Habitat
Function (3-
4 points)
All Other
Scores
15 ft.
Category I
– Bogs &
Natural
Heritage
Wetlands
200 ft.
Category I
– All
Others
200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category
III
125 ft. 100 ft. 75 ft. n/a
Category
IV
50 ft. n/a
COR maps also indicates the site is mapped with a Special Flood Hazard Area (100 year flood) FEMA
Zone –AE. Development proposals and other alterations shall not reduce the effective base flood
storage volume of the floodplain. If grading or other activity will reduce the effect ive storage volume,
compensatory storage shall be created on the site or off the site if legal arrangements can be made to
assure that the effective compensatory storage volume will be preserved over time. Future
improvements would be required to comply with Flood Hazard Area standards related to flood
proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and
hydrodynamic loads. In addition, work may be proposed in the identified floodway (separ ate from
Special Flood Hazard Area). If work is proposed in the floodway or floodplain, a Floodplain Biological
Assessment shall be provided with the land use application. All new construction and substantial
improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy.
A portion of the subject project is located is adjacent to Reach C of the Black River/Springbrook
Creek (Shoreline of the State). As such, the project is required to comply with the City of Renton’s
Shoreline Master Program (SMP) in (RMC 4-3-090) and a stream study shall be submitted with the
land use application.
It is the applicant’s responsibility to ascertain if any other critical areas or environmental
concerns are present on the site during site development or building construction.
14. Shoreline Regulations (RMC 4-3-090): The portion of the site adjacent to the Black
River/Springbrook Creek has an environmental designations of Shoreline High Intensity. The
objective of the High Intensity Overlay is to provide opportunities for large-scale office and
commercial employment centers as well as multi-family residential use and public services. This
district provides opportunities for water-dependent and water-oriented uses while protecting existing
ecological functions and restoring ecological functions in areas that have been previously degraded.
Development may also provide for public use and/or community use, especially access to and along
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the water's edge. See RMC 4-3-090D for general development standards for new development in
the shoreline including public access requirement, no net loss ecological requirements, bulk
standards, and vegetative buffer requirements.
15. Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). An Environmental Checklist must be submitted with the proposal
and the City’s Environmental Review Committee is required to issue a Threshold Determination prior
to any issuance for permits on the site.
16. 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.
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, the 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 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.
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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.
17. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
Employment Area Comprehensive Plan land use designation. 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. Site 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.
A public hearing before the Hearing Examiner shall be required if the proposal exceeds one
hundred thousand (100,000) square feet of gross floor area (nonresidential) in the IL zone.
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18. Permit Requirements: The proposal would require a Hearing Examiner Site Plan Review, Binding Site
Plan Review, SEPA Environmental Review, and a Shoreline Substantial Development Permit. Once a
complete application is accepted, site plan review, reasonable use variance, and environmental
review can be reviewed concurrently in an estimated time frame of 12 weeks. The 2025 application
fees are as follows: Hearing Examiner Site Plan Review is $4,402, Shoreline Permit is $3,124, Binding
Site Plan is $3,057, and SEPA Review (Environmental Checklist) is $1,856. A 5% technology fee would
also be assessed at the time of land use application. Any modifications requested would require an
additional $299.00 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. The City requires electronic
plan submittal for all applications. Please refer to the City’s Electronic File Standards.
19. Public Notice Requirement: Public Information Signs are required for all Type II and Type III Land Use
Permits as classified by RMC 4-8-080, Permit Classification. 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.
20. 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.
21. Impact Fees: In addition to the applicable building and construction fees, impact fees would be
required. Fees change periodically and the fees in effect at the time of building permit issuance would
apply. The 2025 Impact Fees based on use can be found here. Fire and transportation impact fees
would be applicable based on the type of development proposed.
22. 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
Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to submit
prescreen materials and subsequent land use application.
23. 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 appli cation 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.
For binding site plans approved as part of merged application with a site plan or development
agreement, the binding site plan shall lapse when the site plan or development agreement expires
unless submitted for recording prior to the date of expiration for the merged application.
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W
WPR
O
P
1
2
"
W
A
T
E
R
PR
O
P
1
2
"
W
A
T
E
R
PROP 12" WATER
P
R
O
P
1
2
"
W
A
T
E
R
W
BLDG C FDC &
SPRINKLER
CONNECTION
PROP FH
TR
E
N
C
H
D
R
A
I
N
TR
E
N
C
H
D
R
A
I
N
TR
E
N
C
H
D
R
A
I
N
CONNECT ROOF
DRAINS TO EX
STORM
CONNECT ROOF
DRAINS TO EX
STORM
PR
O
P
1
2
"
S
T
O
R
M
PROPOSED ENHANCED WATER
QUALITY FACILITY.
CONNECT TO EX STORM
EX OUTFALL INTO
SPRINGBROOK
CREEK
PROP FH
CONNECTION TO
EX WATER MAIN
PROP FH
EX
1
6
"
W
A
T
E
R
M
A
I
N
PROP
8"SAN
PROP
8"SAN
W W
PROPOSED ENHANCED WATER
QUALITY FACILITY.
CONNECT TO EX STORM
STORM SYSTEM CONTINUES
TO OUTFALL INTO
SPRINGBROOK CREEK WHERE
34TH CROSSES VIA BRIDGE
SS
SS
SS
SS
SS
SS
SS
SS
SS
PROP FH
W W
M
PROPOSED BLDG B FDC
PROPOSED BLDG B
DOMESTIC WATER METER
PROPOSED BUILDING B FIRE
SPRINKLER CONNECTION & DCVA
PROPOSED BLDG C
IRRIGATION METER
PROPOSED BLDG C
IRRIGATION METER
EX
8
"
S
E
W
E
R
EX
8
"
S
E
W
E
R