HomeMy WebLinkAboutPre-app Mtg Summary - 20-000118.pdfTriton Towers, PRE21-000118
April 29, 2021
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PRE-APPLICATION MEETING FOR
Triton Towers
PRE21-000118
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 29, 2021
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
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).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: April 13, 2021
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Triton Towers Residential Complex
1. The fire flow requirement is 4,000 gpm. A minimum of four fire hydrants are required. One within 150-
feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet of all
fire department connections for standpipe and sprinkler systems. Existing hydrants may be counted
toward the requirements if they meet current code. Fire hydrants shall also meet maximum spacing
requirements of 300-feet on center. A looped water main is required for all fire flows over 2,500 gpm.
Existing water main on the west side of the proposed complex that could possibly form part of the
required looped water main, is an undersized 6-inch main and would need to be replaced.
2. Fire impact fees are applicable at the rate of $964.53 per multi-family units, retail is $1.25 per square
foot and $0.26 per square foot of office space. No fee for parking garage areas. This fee is paid at time
of building permit issuance.
3. Approved fire sprinkler, fire standpipe and fire alarm systems are required thr oughout the building.
Separate plans and permits 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 required for any on site roadways. Required turning radius are 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a
30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Fire lane
signage required per code. Any proposed required access that is needed on neighboring property (west
side of complex) shall have all access easements recorded prior to building permit issuance.
5. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size
stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
6. The building 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 in order to meet minimum coverage. Separate
plans and permits are required for any proposed amplification systems.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 19, 2021
TO: Jonathan Chavez, Development Engineering
FROM: Alex Morganroth, Planning
SUBJECT: Triton Towers Expansion
707 S Grady Way & 700/555 S Renton Village Pl
PRE21-000118
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) 1923059023,
1923059001, 7231600542 and 7231600595. The following comments are based on the pre-application submittal
made to the City of Renton by the applicant.
WATER
The proposed redevelopment project is within the City of Renton’s water service area and in the 196-pressure zone
and it is located within the 5 and 10-year capture zones (Zone 2) of the City’s wellhead protection areas.
Existing Water Mains:
• There are existing 10-inch and 12-inch city-owned water mains within utility easements that are located
along the north side of the existing Triton Tower 3. Please refer to city water project plan no. W-1829 for
the location and sizes of the water mains within the properties. The maximum capacity of the existing on -
site 12-inch water main is 3,200 gallons per minutes (gpm) and 2,400 gpm for the 8-inch main.
• There is an existing 24-inch water main in Talbot Rd S that can deliver 12,000 gpm. Please refer to city water
project plans no. W-0820.
• There is an existing 12-inch water main in S Renton Village Pl that can deliver 4,200 gpm. Please refer to
city water plans no. W-0556.
• The static water pressure from the above water mains is approximately 68 psi at ground elevation of 39
feet. There are existing water meters to the existing buildings on the site including:
Existing Water Services:
• 707 S Grady Way (Tower 3):
o There is an existing 4-inch domestic water meter located in a concrete vault, north of the building
(MTR-015864).
o There is an existing 2-inch irrigation water meter located in a concrete vault, north of the building
(MTR-015927).
o There is an existing 6-inch fire service meter located in a concrete vault, north of the building (MTR-
015897).
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• 700 S Renton Village Place (Tower 2):
o There is an existing 4-inch domestic water meter located in a concrete vault, south of the building
(MTR-015797).
o There is an existing 2-inch irrigation water meter located in a concrete vault, south of the building
(MTR-016012).
o There is an existing 6-inch fire service meter located in a concrete vault, south of the building (MTR-
005088).
• 555 S Renton Village Place (Tower 1):
o There is an existing 4-inch domestic water meter located in a concrete vault, north of the building
(MTR-005782).
o There is an existing 3-inch irrigation water meter located in a concrete vault, north of the building
(MTR-001380).
o There is an existing 6-inch fire service meter located in a concrete vault, north of the building (MTR-
001381).
Based on the proposed site plan for the redevelopment, portions of the proposed Residential Building 1 will
encroach over the existing on-site water mains and onto the underlying 15-foot wide utility easement. Therefore,
partial relocations of the existing on-site water mains will be required to clear the new buildings and other
structures and in any areas where the existing water mains cannot be accessed by the City for repair and
maintenance.
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 4,000 gpm,
including the use of an approved fire sprinkler system. Per City Codes, a looped water main is required around all
buildings with a fire flow demand above 2,500 gpm. The following developer installed water main improvements
will be required to provide domestic and fire protection service to the development including but not limited to:
1. Replacement of the 330-ft section of 10-inch water main along the north side of Tower 3 with a new 12-
inch water extending to the west property line.
2. Installation of a new 12-inch water main (approximately 850 feet) along the west property line connecting
the above new 12-inch water main to the existing 12-inch water main in S Renton Village Place. The water
line shall be installed within a 15-ft wide easement to be conveyed to the city.
3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow
prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire
sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside
underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it
meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a
building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer
and Water Utility.
4. Installation of additional fire hydrants around the building as required by the Fire Authority.
5. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC).
6. Installation of a separate water service and meter for the residential portion of each new building. The
sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code.
a. All residential domestic water meters shall have a double check valve assembly (DCVA) installed
behind on the meter on private property per City Standards. The DCVA may be located inside the
building if the location is approved by the City Plan Reviewer and City Water Utility Department.
7. Installation of a separate water meter for the commercial portion of each new building. The sizing of the
meter shall be in accordance with the most recent edition of the Uniform Plumbing Code.
a. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA)
installed behind the meter on private property per City Standards. The RPBA shall be installed
inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located
Triton Towers, PRE21-000118
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inside the building if a drainage outlet for the relief valve is provided and the location is approved
by the City Plan Reviewer and City Water Utility Department.
8. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan
320.4. The meter vault shall be located within public right-of-way or within an easement on private
property.
9. Installation of a separate water meter for landscape irrigation.
a. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. DCVAs size 2-
inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an
exterior vault per City Standard Plan 320.4.
10. A conceptual utility plan will be required as part of the land use application for the subject development.
11. 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 J of the City’s 2012 Water System
Plan.
12. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the
property.
13. A minimum 10-foot setback is required from the building foundation to the water main.
14. Adequate separation between utilities is required. Minimum separation between water and non-potable
water utilities is 10-feet horizontal and 1.5-feet vertical.
15. The development is subject to applicable water system development charges (SDC’s) and meter installation
fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The
development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can
be found in the 2021 Development Fees Document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2021
water fees are $4,450.00 per 1-inch meter, $22,250 per 1-1/2-inch meter, $35,600 per 2-inch
meter, and $71,200 per 3-inch meter.
b. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation fee is $2,875.00* per 1-inch service line, $4,605.00 per 1-1/2-inch service line,
and $4,735.00 per 2-inch service line. Fee is payable at permit issuance. Meters larger than 2-inches
are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance.
c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-
inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is
required. Fee is payable at permit issuance.
d. Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at permit issuance.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 18-inch diameter sewer main (see City plan no. S-0074) located in Talbot Rd. S. There is
also an existing 18-inch diameter sewer main in S Renton Village Place S.
3. The applicant will need to propose how they intend to service the new buildings with sanitary sewer service.
4. Existing side sewers:
a. 707 S Grady Way: 6-inch diameter side sewer and 8-inch diameter stub on the east side of the
building that connects to the existing sewer main on Talbot Rd. S.
i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=302265&dbid=1&repo=Cityof
Renton&searchid=c12cf466-cca0-417b-9857-f31246bcbc7c
b. 700 S Renton Village Place: 6-inch diameter side sewer and 8-inch diameter stub on the south side
of the building that connects to the sewer main on S Renton Village Place.
i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=667800&dbid=1&repo=Cityof
Renton&searchid=2f0a10a8-5d6c-4f37-b328-abaa1be552ff
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c. 555 S Renton Village Place: 6-inch diameter side sewer and 8-inch diameter stub on the north side
of the building that connects to the sewer main on S Renton Village Place.
i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=2244970&dbid=1&repo=Cityo
fRenton&searchid=30c65849-3f2a-4736-b855-3b441e76dfa0
5. The residential dwelling units and the commercial space shall be served by separate side sewers. All new
side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope
of 2%.
6. If underground parking is proposed, Applicant will need to provide an oil/water separator for the covered
parking area. Any parking that is not covered will need to be directed to the storm system and away from
the sanitary sewer system.
7. If a commercial kitchen is proposed in either commercial space, a grease interceptor will be required. The
grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the
latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the
sewer main. The grease interceptor shall be located on site so that it is accessible for routine maintenance.
The lower level parking areas may need to be pumped internally to the surface level in order to drain by
gravity to the side sewer. There are two grease interceptors and an oil/water separator currently servicing
the existing Sam’s Club building. The applicant will be responsible to verify their condition and ensure that
the interceptors meet current code.
8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is
based on the size and number of new domestic water services to serve the project. The 2021 Wastewater
fees are $3,450.00 per 1-inch meter, $17,250 per 1-1/2 inch meter, $27,600 per 2-inch meter, and $55,200
per 3-inch meter. Final determination of applicable fees will be made after the water meter size has been
determined.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design Manual
(SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Conditions and is within the Black River Drainage Basin. Refer to
Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater
improvements as per the drainage review along with stormwater improvements in the frontage are
required to be provided by the developer.
2. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and
open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and
1.2.3.3 of the 2017 City of Renton Surface Water Design Manual.
3. The site contains high seismic hazard areas, a classified stream (Rolling Hills Creek), regulated slopes, and is
within a special flood hazard area (100-year flood). The site topography is generally flat.
4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
5. Storm drainage improvements along all public street frontages are required to conform to the City’s street
and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and
sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
6. 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.
7. 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 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs,
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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.
8. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of
the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance.
9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site 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.
10. Erosion control measures to meet the City requirements shall be provided.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are
available online at the City of Renton website.
12. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but
no less than $2,000.00. Fees that are current will be charged at the time of permit issuance. There is no
storm water impact fee for replaced impervious surface area.
TRANSPORTATION
1. S Grady Way is classified as a 6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials are
required to have a minimum ROW width of 113 feet, consisting of the following: 76 foot paved width, 0.5
foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back
of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable.
a. The Transportation Division has no plans to widen S Grady Way at this time. Development
Engineering would support a modification request by the Applicant to provide the following
modified street improvements on S Grady Way: Expand pavement width in accordance with the
latest King County Metro RapidRide I-Line Project Plans, install a 0.5 foot wide curb, 8 foot wide
landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide
dedication as necessary, pending field survey. These requirements may change depending on the
Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use
Application.
2. Talbot Rd S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal Arterials are required
to have a minimum ROW width of 125 feet, consisting of the following: 83 foot paved width, foot wide
curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks.
Street lighting and storm water improvements on the public street frontages are applicable. The Renton
Trails and Bicycle Master Plan has a shared use path planned for Talbot Road S.
a. The Transportation Division has no plans to widen Talbot Road S at this time. Development
Engineering would support a modification request by the Applicant to provide the following
modified street improvements on Talbot Road S: Expand pavement width in accordance with the
latest King County Metro RapidRide I-Line Project Plans, install a 0.5 foot wide curb, 8 foot wide
landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide
dedication as necessary, pending field survey. These requirements may change depending on the
Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use
Application.
3. S Renton Village Place is classified as a 2-lane Commercial Access Road. Per RMC 4-6-060, 2-lane Commercial
Access Roads are required to have a minimum ROW width of 69 feet, consisting of the following: 36 foot
paved width, .5 foot wide curbs, 8 foot wide landscaped planters, 6 foot wide sidewalks, and 2 feet of clear
space at back of sidewalks. Street lighting and storm water improvements on the public street frontages
are applicable.
a. To complete this street standard, dedication of 4.5 feet on both sides of S Renton Village Place will
be required, since the existing ROW width is currently 60 feet.
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4. New public streets must conform to our Complete Street Standards (RMC 4-6-060).
5. King County Metro Transit is planning to route the new RapidRide I-Line on Talbot Road S and S Grady Way.
The Applicant is encouraged to contact the I-Line Program Manager, Greg McKnight, at (206) 477-0344, or
gmcknight@kingcounty.gov for I-Line service needs (bus pullouts, bus stops, etc) along the S Grady Way
and Talbot Rd frontage of the Triton Towers site.
6. Minimum 35 foot property corner radius is required at the intersection of S Grady Way and Talbot Road S.
7. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps
shall be oriented to provide direct pedestrian crossings.
8. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.4.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the
lower end with positive drainage discharge to restrict runoff from entering the garage.
c. Driveways shall not be closer than 5-feet to any property line.
9. Lighting plans and photometrics are required to be submitted with the land use application and will be
reviewed during the construction utility permit review. Street lighting and street trees are required to meet
current city standards.
10. A traffic impact analysis is required when the estimated vehicular tra ffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods.
The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation.
The study shall include trip generation and trip distribution for the project for both AM and PM peak hours.
11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
12. The transportation impact fee is based on the type of land use. For a shopping center and residential
apartments, the 2021 transportation impact fee is $26.58 per square foot and $6,717.10 per dwelling unit,
respectively. Transportation impact fees are subject to change based on the year the building permit is
applied for.
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:
http://rentonwa.gov/business/default.aspx?id=42473
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 2019 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 29, 2021
TO: Pre-Application File No. 21-000118
FROM: Alex Morganroth, Senior Planner
SUBJECT: Triton Towers – 700 and 707 Talbot Rd S, 555 S Renton Village Pl
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, and City Council). Review comments may also
need to be revised based on site planning and other design changes required by City staff or made by the applicant.
The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development
Regulations are available online at www.rentonwa.gov.
Project Proposal: The subject site is comprised of three properties at 700 Talbot Rd S, 707 Talbot Rd S, and 555 S
Renton Village Pl (APNs 1923059001, 1923059023, 7231600542) at the SW corner of the intersection of S Grady
Way and Talbot Road S. The three (3) parcels total 861,125 sq. ft. (19.76 acre) and is zoned Commercial Office (CO).
The current site has three (3) existing seven level office structures totaling 437,850 sq. ft. and the associated surface
parking. The applicant has proposed to retain the existing three office buildings and add attached residential units,
supporting commercial uses and structured parking to the existing site. The proposed development would include
the addition of 798,100 sq. ft. of space within five new seven story (5 over 2) buildings housing. The applicant has
proposed approximately 887 units with 798 associated parking spaces. The height of the existing Office buildings is
approximately 125 feet tall and the height of the proposed structures would be approximately 75 feet tall. The
completed development would have approximately 1,250,800 sq. ft. of space with 2,171 parking spaces. Access the
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site is proposed via the existing driveways into the site on S Grady Way and Talbot Rd S. Internal site access is
proposed via a spine road oriented north to south with access to S Grady Way. No trees or vegetation was identified
for removal. According to COR Maps, critical areas mapped on the site include a High Seismic Hazard, a Special Flood
Hazard Area (FEMA Zone A), and a piped Type Np stream (Rolling Hills Creek).
Current Use: The property is currently developed with three (3) existing seven level office structures totaling
437,850 sq. ft. and the associated surface parking.
Comprehensive Plan/Zoning Requirements: The property is located within the Commercial Mixed Use (CMU) land
use designation and the Commercial Office (CO) zoning classification. The Highlighted uses and requirements for
the site:
• Retail Sales: Permitted outright
• Offices, general: Permitted outright
• Medical and dental offices: Permitted outright
• Eating and drinking establishments: Specified use(s) shall be developed as part of a general offices building
or a residential mixed use building, yet shall not occupy more than twenty five percent (25%) per building.
• Attached dwellings, flats: May be permitted through a Planned Urban Development pursuant to RMC 4-9-
150, Planned Urban Development Regulations, and in conformance with the following:
o Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter
(1/4) mile (as the crow flies) of at least one of the following:
▪ Bus Stop: An official bus service stop that offers levels of service comparable to all of the
following:
• Service at least every ten (10) minutes during peak morning and evening travel
times;
• Fifteen (15) minute service during off-peak periods;
• Scheduled service for late night/early mornings; or
• Full service seven (7) days a week
▪ Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P.
▪ Commuter Rail: A passenger rail station.
o Mixed Use Building: Dwelling units are allowed only within a vertically mixed use building with
ground floor commercial and a minimum of eight (8) stories that is designed and developed
pursuant to RMC 4-4-150, Residential Mixed Use Development Standards. Commercial uses on
the ground floor shall be limited to retail sales, on-site services, eating and drinking establishments,
taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small
wineries/micro-breweries with tasting rooms and similar uses as determined by the Administrator.
o Structured Parking: Required parking for the dwelling units shall be provided entirely within an
attached structured parking facility. If not provided within a structured parking garage, surface
parking lots serving commercial uses shall be located to the rear and/or side of the building.
o Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult
retail or entertainment business located within the City of Renton. (Ord. 5899, 11-19-2018; Ord.
5984, 10-26-2020)
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 “C O standards” herein). These
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standards are available on the City’s website at
http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120B.html#4-2-120B.
Many of these standards, as well as the streets and urban design standards, may be modified via PUD application
with the exception of use, density, critical areas, tree retention, grading, and those code provisions restricted
from modification identified in RMC 4-9-150B.3.
The applicant would be required to submit a detailed narrative with the PUD application that contains each of
the requested modifications to the development standards as well as their justifications.
Density – minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a maximum of 150
du/ac. According to the applicant’s calculations, a net density of approximately 99 du/ac is proposed. Density may
be increased up to 250 dwelling units per net acre subject to conditional use permit approval. The applicant would
be required to demonstrate compliance with the density range of the CO zone using net density calculations and
a Density Worksheet would need to be submitted with the land use application. Density cannot be modified via
the PUD process.
Minimum Lot Size, Width and Depth – The minimum lot size in the CO zone is 25,000 square feet for lots created
after July 11, 1993. There are no minimum requirements for lot width or depth within the CO zone. The existing lot
sizes exceed 25,000 sq. ft. The applicant would be required to maintain a minimum 25,000 sf lot size as part of
the redevelopment of the site.
Building Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is
provided within a building or within a parking garage. The parking is proposed to remain surface parking only. The
applicant indicated a building coverage of approximately 38% in the preapp submittal documents. Compliance
with the building coverage requirements would be verified at the time of formal land use application review.
Building Setbacks – Setbacks are the distance between the building and the property line or any private access
easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet minimum front yard (depending
on the building height), and 0-30 feet minimum secondary front yard (depending on building height). There is no
maximum front yard setback requirement for non-residential buildings; and no rear or side yard setbacks unless
the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet.
The proposal does not abut residentially zoned property. The submitted materials identify the approximate
locations of the proposed building and structure, but no setback measurements, property line adjustments, or
line combinations were identified.
Gross Floor Area – There is no minimum requirement for gross floor area.
Building Height – Maximum building height in the CO zone is 250 feet. In no case shall building height exceed the
maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation
Administration Airport Zones designated under RMC 4-3-020. The applicant indicated a maximum new building
height of 75 feet. The existing buildings are approximately 150 feet tall. Therefore the proposal would comply
with the minimum height standard of the CO zone.
The subject site is located within the Airport influence area. Height is restricted in this area by the FAR Part 77
surface area, as such the applicant shall verify at time of land use application and building permit that the height
of the proposed structure does not penetrate the FAR Part 77 surface area. In addition, the applicant shall be
required to submit a draft avigation easement with the land use application per MRC 4-3-020E.
Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If
applicable, the application would need to include elevations and details for the proposed methods of screening. No
mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific
requirements.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse
and Recyclables Standards.” For office 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
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four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. For other nonresidential development, a minimum of three (3) 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 six
(6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per
one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total
minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas.
In multi-family residences, a minimum of one and one-half (1-1/2) square feet per dwelling unit must be provided
for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be prov ided for refuse
deposit areas. Refuse and recyclables deposit areas may be located within residential buildings, providing that they
are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling
trucks. The submitted material did not identify a refuse and recycling enclosure area. Compliance with the refuse
and recycling standards (general and Urban Design) would be reviewed with the land use application.
Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily
to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12')
wide for haulers.
Landscaping: Compliance with the landscape standards would be required if the addition to the existing building
increases the gross square footage of the building by greater than one third or a remodel requir es improvements
equal to or greater than 50% of the assessed property valuation. 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.
Street Trees and Planter Landscaping - Minimum planting strip widths between the curb and sidewalk are
established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover per subsection L2 of this Section shall be planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot. All of the landscaped area that is
not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which
may include grasses. Mulch must be confined to areas underneath plants and is not a substitute for ground cover
plants. Please see RMC 4-4-070.L.2 for additional planter strip ground cover standards.
Street Frontage Landscaping - The minimum onsite landscape width required along street frontages is 10 feet,
with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and
landscaping.
Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot
landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior
parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by
twelve feet (12’) not including the curb (CI-120). Perimeter landscaping may not substitute for interior
landscaping. The existing parking areas would be required to be brought into compliance with the surface
parking lot landscape standards.
Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10
feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a
minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of
one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within
3 years. The existing parking areas would be required to be brought into compliance with the surface parking
lot landscape standards.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements.
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Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 10% of significant trees, and indicate how proposed building footprints would be
sited to accommodate preservation of significant trees that would be retained (RMC 4 -4-130H.1.a). When the
required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper
or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to
replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the
site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained.
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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in
height or greater than 18” caliper.
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 par t of an approved
enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves tree removal and
land clearing at the City's discretion. If applicable, a formal tree retention worksheet would be required with the
land use application. An inventory, retention plan, and arborist report would be required with the application if
significant trees are to be removed.
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 wall taller than four feet (4') requires a building permit. Fences up to six feet
(6’) in height are permitted in the rear yard or side yard; fences up to four fe et (4’) are allowed in the front yard. A
fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall
unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-
4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that
complement the proposed building and site development. There shall be a minimum three-foot (3') landscaped
setback at the base of retaining walls abutting public rights -of-way. Please refer to retaining wall standards (RMC
4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on
the submitted materials.
Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of
the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Attached dwellings
within the CO zone require a minimum of 1 parking space per dwelling unit and a maximum of 1.75 per dwelling
unit is allowed. General office space requires a minimum of 2.0 per 1,000 square feet of net floor area and a
maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Retail sales require a minimum and
maximum of 2.5 per 1,000 square feet of net floor area. The applicant is proposing approximately 2,171 parking
stalls per the submitted site plan.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of parki ng spaces may
be granted for nonresidential uses through site plan review if the applicant can justify the modification to the
satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as
sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater
than 25 percent would also require a formal modification pursuant to RMC 4-9-250D.
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Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 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. The applicant will be required to provide a detailed parking plan with the
PUD 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 religious institution. 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.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. There shall be no
more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or
among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street
frontage another driveway may be permitted. No changes are proposed to the existing driveway cuts off of S Grady
Way and Talbot Rd S.
Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. Modifications from
the standards can be applied through the Planned Urban Development process. See RMC 4-3-100 for a menu of
options and requirements. The land use application shall identify how the project meets each of the applicable
urban design regulations. The following list are some, but not all, of the guidelines and standards applicable to your
project.
1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building
shall be oriented to the street or a landscaped pedestrian-only courtyard.
2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental
lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide along at
least seventy five percent (75%) of the length of the building facade facing the st reet, a maximum height of
fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level.
3. At least one of the following design elements shall be used to promote a transition to surrounding uses: Building
proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land
use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines,
roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development.
4. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed
on all sides, include a roof and be screened around their perimeter by a wall o r fence and have self-closing
doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the
three.
5. Parking shall be located so that no surface parking is located between a building and the front property line and
shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway
features as dictated by location.
6. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and
parking areas with the sidewalk system and abutting properties shall be provided.
7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces
and at facades along streets, shall be provided.
8. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.
9. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide
common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided.
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Upper level common decks, patios, terraces, or roof gardens and spaces above the street level must feature
views or amenities that are unique to the site and are provided as an asset to the development.
10. All building facades shall include modulation or articulation at intervals of no more than forty feet (40').
Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.
11. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or
doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above
ground (as measured on the true elevation).
12. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to
four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Critical Areas: According to City of Renton (COR) Maps, a High Seismic Hazard, a Special Flood Hazard Area (FEMA
Zone A), and a piped Type Np stream (Rolling Hills Creek) are located on the site. A geotechnical report prepared
by a licensed professional shall be submitted at the time of formal land use application, unless waived by the
Building Official. In addition, Flood Hazard Data shall be submitted with formal land use application pursuant to
RMC 4-8-120D.
Rolling Hills Creek is a stream located along the southwest portion of the site near Tower 1. The City’s COR mapping
database identifies this reach of Rolling Hills Creek as Np or a non-fish perennial stream. Therefore, a stream study
prepared by a professional biologist will be required at the time of formal land use application submittal. Np
rated streams require a minimum buffer of 75-feet and a structure setback of 15-feet from the edge of the buffer.
Reduction of Np stream buffers are limited to a 56.25 -foot buffer and the buffer would require enhancement.
Buffer width may also be averaged with a minimum width of 25-feet if the total area contained within the buffer
after averaging is no less than that contained within the required standard buffer width prior to averaging . Buffer
averaging also requires enhancement to the remaining buffer area. A Native Growth Protection Area would be
established for the onsite stream and associated buffer as part of the site plan approval process. See RMC 4-3-
050I.2 for buffer reduction and averaging criteria. A portion of the creek appears to be piped underground and
would be subject to the following standards:
• Building structures over a natural stream located in an underground pipe or culvert except as may be
granted by a variance in RMC 4-9-250 are prohibited. Transportation or utility crossings or other alterations
pursuant to subsection J of this Section are allowed. Pavement over a pre-existing piped stream is allowed.
Relocation of the piped stream system around structures is allowed. If structure locations are proposed to
be changed or the piped stream is being relocated around buildings, a hydrologic and hydraulic analysis of
existing piped stream systems will be required for any development project site that contains a piped
stream to ensure it is sized to convey the one hundred (100) year runoff level from the total upstream
tributary area based on future land use conditions.
• No buffers are required along segments of piped or culverted streams. The City shall require easements
and setbacks from pipes or culverts consistent with stormwater requirem ents in RMC 4-6-030 and the
adopted drainage manual.
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.
Environmental Review: The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9-070G)
and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. In addition,
multiple critical areas are present on the subject site and therefore the project would be subject to SEPA review
regardless of size. An environmental checklist must be submitted with the land use application.
Planned Urban Development - There are two principal purposes of the planned urban development regulations: 1)
To preserve and protect natural features of the land; and 2) To encourage innovation and creativity in the
development of residential, business, manufacturing, or mixed use developments by permitting a variety in the
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type, design, and arrangement of structures and improvements. RMC 4-9-150 states that in approving a planned
urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060,
except as listed in subsection B3 of this Section (i.e. uses, density, and procedures). All modifications including but
not limited to development standards, parking, setbacks, etc. will be considered simultaneously as part of a
planned urban development.
Planned Urban Development Standards:
Common Open Space – Open space shall be concentrated in large usable areas and may be designed to provide
either active or passive recreation.
Mixed Use (Residential Portions) –
• Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide
a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common
space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed
type of common space or recreation area shall be subject to approval by the Hearing Examiner. The required
common open space shall be satisfied with one or more of the elements listed below. The Hearing Examiner
may require more than one of the following elements for developments having more than one hundred
(100) units.
o Courtyards, plazas, or multipurpose open spaces;
o Upper level common decks, patios, terraces, or roof gardens. Such spaces above th e street level must
feature views or amenities that are unique to the site and provided as an asset to the development;
o Pedestrian corridors dedicated to passive recreation and separate from the public street system;
o Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas,
game rooms, or other similar facilities; or
o Children’s play spaces. (Ord. 5676, 12-3-2012)
• Required landscaping, driveways, parking, or other vehicular use areas shall not be counted towar d the
common space requirement or be located in dedicated outdoor recreation or common use areas.
• Required yard setback areas shall not count toward outdoor recreation and common sp ace unless such
areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or
passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all
residents of the development.
• Private decks, balconies, and private ground floor open space shall not count toward the common
space/recreation area requirement
• Other required landscaping, and sensitive area buffers without common access links, such as pedestrian
trails, shall not be included toward the required recreation and common space requirement.
Mixed Use (Non-residential Portions)
• All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses
(excludes parking garage floorplate areas) shall provide pedestrian-oriented space according to the
following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian -oriented
space. See RMC 4-9-150.E.1.c for additional pedestrian-oriented space requirements.
Open Space Orientation: The location of public open space shall be considered in relation to building orientation,
sun and light exposure, and local micro-climatic conditions.
Common Open Space Guidelines: Common space areas in mixed use residential and attached residential projects
should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and
visible from surrounding units.
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i. Common space areas should be located to take advantage of surrounding features such as building
entrances, significant landscaping, unique topography or architecture, and solar exposure.
ii. In mixed use residential and attached residential projects children’s play space should be centrally
located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage
facilities, streets, and parking areas.
Private Open Space – Each residential unit in a planned urban development shall have usable private open space
(in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit
(RMC 4-9-150E.2). Each ground floor unit, whether attached or detached, shall have private open space contiguous
to the unit. The private open space shall be well demarcated and at least fifteen feet (15') in every dimension (decks
on upper floors can substitute for the required private open space). For dwelling units that are exclusively upper
story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimens ion less than five
feet (5'). For dwelling units located above the sixth story, private open space may be provided by a shallow balcony
accessed by a door with at least fifty percent (50%) glazing; any required private open space not provided by the
balcony shall be added to the required common open space.
See RMC 4-9-150.E for additional requirements related to private open space in PUDs.
PUD Decision Criteria: The City may approve a planned urban development only if it finds that the
following requirements are met.
Demonstration of Compliance and Superiority Required – Applicants must demonstrate that a proposed
development is in compliance with the purposes of the Planned Urban Development and with the Comprehensive
Plan. The proposed development shall be superior to that which would result without a planned urban
development and that the development will not be unduly detrimental to surrounding properties.
Public Benefit – In addition, applicants shall demonstrate that a proposed development will provide identified
benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban
development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed
development will provide one or more of the following benefits than would result from the development of the
subject site without the proposed planned urban development:
a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without
a planned urban development; or
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as
significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise
required by other City regulations; or
c. Public Facilities: Provides public facilities that could not be required by the City for development of the
subject property without a planned urban development; or
d. Use of Sustainable Development Techniques: Design which results in a sustainable development; such as
LEED certification, energy efficiency, use of alternative energy resources, low impact development
techniques, etc.; or
e. Overall Design: Provides a planned urban development design that is superior to the design that would
result from development of the subject property without a planned urban development. A superior design
may include the following:
i. Open Space/Recreation:
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a) Provides increased open space or recreational facilities beyond standard code require ments
and considered equivalent to features that would offset park mitigation fees in Resolution
3082; and
b) Provides a quality environment through either passive or active recreation facilities and
attractive common areas, including accessibility to buildings from parking areas and public
walkways; or
ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking
facilities; or
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the
proposed planned urban development; or
iv. Site and Building Design: Provides superior architectural design, placement, relationship or
orientation of structures, or use of solar energy; or
v. Alleys: Provides alleys for any proposed single family detached, semi-attached, or townhouse units.
Additional Review Criteria – A proposed planned urban development shall also be reviewed for consistency with
all of the following criteria:
a. Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development
perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials
shall reduce the potential for light and glare.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related
by coordinated materials and roof styles, but contrast should be provided throughout a site by the use
of varied materials, architectural detailing, building orientation or housing type; e.g., single family,
detached, attached, townhouses, etc.
b. Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have
sufficient pedestrian and vehicle access commensurate with the location, size and density of the
proposed development. All public and private streets shall accommodate emergency vehicle access and
the traffic demand created by the development as documented in a traffic and circulation report
approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited
driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public
walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
c. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing
and proposed, which are sufficient to serve the development.
d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation
of building groups, and through the use of well-designed open space and landscaping, or a reduction in
amount of impervious surfaces not otherwise required.
e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for
adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical
privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping
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are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site
occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas,
and for the reduction of noise. Windows are placed at such a height or location or screened to provide
sufficient privacy. Sufficient light and air are provided to each dwelling unit.
f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage
of topography, building location and style.
g. Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in
long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to
the group of buildings served. The design provides for efficient use of parking, and shared parking facilities
where appropriate.
Permit Requirements: The proposed project would require Preliminary Planned Urban Development,
Environmental (SEPA) Review, and a Lot Consolidation. The PUD and environmental checklist can be reviewed
concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2021 Preliminary
Planned Urban Development application fee is $5,410.00 and the environmental checklist fee is $1,600.00. The Lot
Consolidation fee is $510.00. There is an additional 5% technology fee at the time of land use application. Detailed
information regarding the land use application submittal can be found on the City’s website by clicking “City
Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. The City now requires
electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s
website.
In addition to the required land use permits, separate construction and building permits would be required.
The applicant shall, within two (2) years of the effective date of action by the Hearing Examiner to approve the
preliminary plan, submit to the Department of Community and Economic Development a final plan showing the
ultimate design and specific details of the proposed planned urban development or the final phase or phases
thereof. Following approval of the final plan, and within the two (2) year effective date of the approved preliminary
plan, the applicant shall submit complete building permit applications.
The Final PUD is an administrative review process with an estimated time frame of 6 weeks.
Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property
per the specifications provided in the accompanied public information sign handout. The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated with the sign.
Neighborhood Meeting Requirement: PUD applications require the applicant to conduct a neighborhood meeting.
The meeting shall be held at a location open to the public within Renton city limits, at a location no further than
two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood
meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be
a developer-neighborhood interaction. City staff members are not required to attend and/or participate in
neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting
requirements.
Public Outreach Sign: PUD applications require the applicant to install a public outreach sign. Public outreach signs
are intended to supplement information provided by public information signs by allowing an applicant to develop
a personalized promotional message for the proposed development. The sign is also intended to provide the public
with a better sense of proposed development by displaying a colored rendering of the project and other required
or discretionary information that lends greater understanding of the project. See the Public Outreach sign handout
on the City’s website for more information and specifications.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required.
Fees are payable prior to building permit issuance. For information purposes only, the 2021 fees for apartments
are as follows:
Triton Towers, PRE21-000118
April 29, 2021
20
• A Transportation Impact fee of $6,717.10 per each new apartment unit;
• A Park Impact fee of $1,977.62 per each new multi-family with 5 or more units;
• A Fire Impact fee of $964.53 per each new apartment unit; and
• Renton School District Impact fee of $4,989.00 per each new multi-family dwelling unit.
Additional transportation and fire impact fees would be assessed for office and/or retail space located on the
ground floor. A handout listing Renton’s development-related fees is available on the City of Renton website for
your review.
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, Senior Planner at
425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment.
Expiration: Upon preliminary approval of planned urban developments are valid for two (2) years of the effective
date of action by the Hearing Examiner. A Final Planned Urban Development application must be submitted prior
to the 2-year expiration It is the applicant’s responsibility to monitor the expiration date.
Preferred Option
Existing Office Area:
Tower 1: 145,950 SF
Tower 2: 145,950 SF
Tower 3: 145,950 SF
Proposed Residential Development:
Resi 1: 173,500 SF (5 over 2)
Resi 2: 190,750 SF (5 over 2)
Resi 3:* 165,600 SF (5 over 2)
Resi 4: 175,250 SF (5 over 2)
Resi 5:* 93,000 SF (5 over 2)
Parking:
Required:
798 spaces (Residential)
59 spaces (Retail)
1,314 spaces (Existing Office)
2,171 Spaces Total
Provided:
2,171 Spaces
*Resi 3 and 5 require undergrounding of local power lines
RESI 1
TOWER 3
TOWER 2
PARKING
TOWER 1
RESI 3
RESI 4
RESI 2
RESI 5
PARKING
N
100’50’200’WWWWWWWWWNEW 12-INCH WATER MAIN ALONG
NORTH AND WEST SIDE OF
DEVELOPMENT
CONNECT TO EXISTING 12" WATER
IN S RENTON VILLAGE PLACE
CONNECT TO EXISTING 12" WATER
EXISTING 8" WATER WITHIN
ADJACENT PROPERTY
EXIST 12" W
EXIST 24" W