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HomeMy WebLinkAboutAPP_Amended_Binding_Site_Plan_240213_v1 Quendall Lakefront: Amended binding site plan Prepared by CMRE Partners, Attn: Campbell Mathewson, 11647 NE 8th Street, Bellevue, WA 98005, 206-910-2448, cmathewson@cmrepartners.com; Note: Applicant comments shown in shaded text.  1. Pre-Application Meeting Summary: if the application was reviewed at a “pre-application meeting.” Waived  2. Waiver Form: A Waiver Form will be provided to you by City Staff during the Pre-Submittal Review. The Waiver Form should be submitted with the land use application. To be provided by City of Renton  3. Land Use Permit Master Application Form: The application must have notarized signatures of ALL current property owners listed on the Title Report. If the property owner is a corporation, the authorized representative must attach proof of signing authority on behalf of the corporation. The legal description of the property must be attached to the application form. To be provided by Applicant  4. Fees: The application must be accompanied by the required application fee (see Fee Schedule Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may also be used to pay required application fees. To be provided by Applicant after confirmation from the City of Renton.  5. Project Narrative: A clear and concise description and summary of the proposed project, including the following: a. Project name, size, and location of site; Quendall Lakefront, 1,324,440 land square feet located at 4551 Lake Washington Blvd. N. immediately west of I- 405, south of the Seahawks’ VMAC facility and north or Barbee Mill. b. Zoning designation of the site and adjacent properties; Project zoning is COR. Property to the east is COR. Property to the north is COR (Seahawks’ VMAC). Property to the west is Lake Washington and not applicable. Property to the south is R-10 (Barbee Mill). c. Current use of the site and any existing improvements; The site is currently vacant. d. Special site features (i.e., wetlands, water bodies, steep slopes); The site includes wetlands that are discussed in the underlying SEPA documents for Quendall Terminals on file at the City of Renton. This amended binding site plan does not disturb any wetlands. Further, the Quendall site has received a Superfund designation from the U.S. Environmental Protection Agency (EPA) and will undergo cleanup/remediation prior to redevelopment. As such, any impact to wetlands will be remedied as part of the EPA cleanup/remediation process. Additional information is available in the underlying SEPA documents on file at the City of Renton or at www.epa.gov/superfund/quendall-terminals. Finally, this amended binding site plan does not propose construction and, hence, will not impact any wetlands. e. Statement addressing soil type and drainage conditions; Information regarding soil type and drainage conditions is included in the SEPA work including the Draft EIS, Final EIS and EIS Addendum on file with the City of Renton for the Quendall Terminals project. Further, this amended binding site plan does not propose construction and, hence, will not impact any wetlands. f. Proposed use of the property and scope of the proposed development (i.e., height, square footage, lot coverage, parking, access, etc.); This amended binding site plan does not propose any construction or development. This amendment is submitted simply to facilitate environmental clean-up under the direction of EPA and future development which would be subject to future permits. The southern approximately one-half of the site will be remediated first with completion expected in 2026. Remediation on the northern approximately one-half of the site is expected to be completed in 2028. g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.); This amended binding site plan does not propose any construction or development or any off-site improvements. h. Total estimated construction cost and estimated fair market value of the proposed project; This amended binding site plan does not propose any construction or development and, hence, the estimated fair market value of the project is zero. i. Estimated quantities and type of materials involved if any fill or excavation is proposed; This amended binding site plan does not propose any construction or development and, hence, there is no fill or excavation. j. Number, type and size of trees to be removed; No trees will be removed as part of this amended binding site plan. k. Explanation of any land to be dedicated to the City; and No land will be dedicated as part of this amended binding site plan. l. For shoreline applications only: • Name of adjacent water area or wetlands Lake Washington is located to the west of the Property. • Nature of existing shoreline—describe:  Type of shoreline (i.e. lake, stream, lagoon, marsh, bog, floodplain, floodway); Lake  Type of beach (i.e., accretion, erosion, high bank-low bank); Low-bank  Type of material (i.e., sand, gravel, mud, clay, rock, riprap); Gravel and  The extent and type of any bulkheading. None • The number and location of structures and/or residential units (existing and potential) which might have views obstructed as a result of the proposed project. None m. The proposed number, size, and density of the new lots, for subdivision applications only. None. Construction is not proposed with this binding site plan.  6. Environmental Checklist: The standard State of Washington form required under WAC 197-11-742 and 197-11- 960. Please refer to the Draft EIS, Final EIS and EIS Addendum provided in the attachments provided by the Applicant, as well as on file with the City of Renton.  7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning Division to determine whether your project proposal triggers any additional land use permits. If so, additional information may be required. This amended binding site plan is not proposing any new development and, hence, this requirement is waived.  8. Density Worksheet This can be found on the City’s website https://edocs.rentonwa.gov/Documents/ DocView.aspx?id=8461915&dbid=0&repo=CityofRenton This amended binding site plan is not creating any new development and, hence, this requirement is waived.  9. Construction Mitigation Description: Please provide a written narrative addressing each of the following: a. Proposed construction dates (begin and end dates) b. Hours and days of operation c. Proposed hauling/transportation routes d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics e. Any special hours proposed for construction or hauling (i.e. weekends, late nights) f. Preliminary traffic control plan Note: If your project requires the use of cranes, please contact the City’s Airport Manager at 425- 430-7471 to determine whether Federal Aviation Administration (FAA) notification will be required. See Project Narrative. No construction is proposed as part of this amended binding site plan and, hence, this requirement is waived.  10. Plat Certificate or Title Report: Please provide a current Plat Certificate or Title Report obtained from a title company documenting the ownership and title of all interested parties in the plat, subdivision, or dedication and listing all encumbrances of the involved parcel(s). In the case of a final plat, the certificate shall be dated within forty- five (45) days prior to the approval of the final plat. The Title Report should include all parcels being developed, but no parcels that are not part of the development. If the Plat Certificate or Title Report references any recorded documents (i.e. easements, dedications, covenants) the referenced recorded document(s) must also be provided. All easements referenced in the Plat Certificate must be located, identified by type and recording number, and dimensioned on the Site Plan. Provided as an attachment including Schedule B easements.  11. Draft Legal Documents: Please provide any proposed street dedications, restrictive covenants, draft Homeowners Association, or any other legal documents pertaining to the development and use of the property. No construction is proposed with this amended binding site plan and, hence, this requirement is waived.  12. Affidavit of Installation of Public Information Sign(s): A notarized statement signed by the applicant of applicant’s representative attesting that the required public information sign(s) has been installed in accordance with City Code requirements. Applicant will post the required public information sign 2-3 days prior to acceptance of the amended binding site plan. The City of Renton will provide the required language for said sign to be 4’x8’ and installed on two posts.  13. Neighborhood Detail Map: Please provide a map, drawn at a scale of one inch equals one hundred feet (1" = 100') or one inch equals two hundred feet (1" = 200') (or other scale approved by the Planning Division Director or designee). The map shall show the location of the subject site relative to the property boundaries of the surround- ing parcels within approximately one thousand feet (1,000’) or approximately two thousand five hundred feet (2,500’) for properties over five (5) acres and identifying the subject site with a darker perimeter line than that of surrounding properties. The map shall also show the property’s lot lines, existing land uses, building outlines, City boundaries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton (not King County) street names for all streets shown. Please ensure all information fits on a single map sheet. Provided as an attachment from the City’s maps.  14. Overall Site Plan: If the scale of the project requires multiple plan sheets, please provide the entire site plan on a single sheet. No construction is proposed as part of this amended binding site plan and, hence, this requirement is waived.  15. Binding Site Plan: A plan, with a two-inch (2") border on the left edge and one-half-inch (1/2") on all other sides, prepared by a State of Washington registered land surveyor in accordance with RCW 18.43.020 and/or chapter 58.17 RCW, fully dimensioned, drawn at a scale of one inch equals forty feet (1" = 40') on an eighteen inch by twenty four inch (18" x 24") plan sheet (or other size or scale approved by the Planning Division Director or designee) and shall include the following: a. Name of proposed preliminary plat or binding site plan (and space for the future City file numbers.) b. Names and addresses of the engineer, licensed land surveyor, and all property owners. c. Legal description of the property to be subdivided. d. Date, graphic scale, and north arrow oriented to the top of the plan sheet. e. Vicinity map (a reduced version of the neighborhood detail map as defined above). f. Drawing of the subject property with all existing and proposed property lines dimensioned. Lots designated by number within the area of the lot. Tracts shall be similarly designated and each tract shall be clearly identified with the ownership and purpose. Indicate the required yards (setbacks) with dashed lines. g. Location of the subject site with respect to the nearest street intersections (including intersections opposite the subject property), alleys and other rights-of-way. h. Names, locations, types, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations. (Ord. 4587, 3-18-1996) i. Location, distances from existing and new lot lines, and dimensions of any existing and proposed structures, existing trees on and abutting the site, existing or proposed fencing or retaining walls, freestanding signs, and easements. j. Location of existing conditions on or adjacent to the site which could hinder development. Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension for buffer width. k. Flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area. (Ord. 4835, 3-27-2000) l. A legend listing the following included on the first sheet of the preliminary plat plan: • Total area in acres; • Proposed number of lots; • Zoning of the subject site; • Proposed square footage in each lot; and • Percentage of land in streets and open space. m. Access and Utilities: Indicate how the proposed subdivision will be served by streets and utilities, show how access will be provided to all lots, and the location of sewer and water lines. n. Contours and Elevations: Shall include contour and/or elevations (at five foot (5') vertical intervals mini- mum) to the extent necessary to accurately predict drainage characteristics of the property. Approximate, estimated contour lines shall be extended at least one hundred feet (100') beyond the boundaries of the proposed plat. o. Zoning: Shall indicate the zoning applicable to the land to be platted, subdivided or dedicated and of the land adjacent and contiguous. (Ord. 4954, 2-11-2002; Ord. 5757, 6-1-2015) Provided by Applicant as an attachment. Please see Bush Roed & Hitchings file 2009050.08 dated 11/14/2023 pages 1 to 18.  16. Floor Plans: Please provide a basic line drawing plan of the general building layout showing walls, exits, win- dows, and designated uses indicating the proposed locations of kitchens, baths and floor drains, bedrooms and liv- ing areas, with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to determine sizing of side sewer. Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  17. Landscape Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the project site plan (or other scale approved by the Community and Economic Development Administrator), clear- ly indicating the following: a. Date, graphic scale, and north arrow; b. Location of proposed buildings, parking areas, access and existing buildings to remain; c. Names and locations of abutting streets and public improvements, including easements; d. Existing and proposed contours at five foot (5') intervals or less; e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070, Landscaping, and those required in RMC 4-3-090, Shoreline Master Program Regulations; f. Location and height for proposed berming; g. Location and elevations for any proposed landscape-related structures such as arbors, gazebos, fencing, etc.; h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relationship to proposed and existing utilities; and i. The location, size and species of all protected trees on site. Protected trees shall have the approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations). Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  18. Landscape analysis, lot coverage, and parking analysis (For commercial/industrial properties only): please provide a landscape and parking analysis that includes that following: a. Total square footage of the site and the footprints of all buildings b. Total square footage of existing and proposed impervious surface area(s) c. Square footage (by floor and overall total) of each individual building and/or use d. Percentage of lot covered by buildings or structures e. Number of parking spaces required by City code f. Number and dimensions of standard, compact, and ADA accessible spaces provided g. Square footage of parking lot landscaping (perimeter and interior) Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  19. Topography Map: Please provide a map showing the existing land contours using vertical intervals of not more than five feet (5’). For any existing buildings that map shall show the finished floor elevations of each floor of the building. Provided by Applicant as an attachment. Please see Bush Roed & Hitchings file 2009050.08 dated 11/14/2023 pages 1 to 18, including the updated legal description on page 2. 20. Tree Retention/Land Clearing (Tree Inventory) Plan: Please provide a completed tree retention worksheet accompanied by a full dimensional plan, drawn by a certified arborist or a licensed landscape architect, based onfinished grade, drawn at the same scale as the project site plan with the northern property line at the top of the sheet, clearly showing the following: a. All property boundaries and adjacent streets, location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and easements. b. Location of all areas proposed to be cleared; c. Species and sizes of vegetation to be removed, altered or retained and the boundaries and predominant species of stands of trees consisting of five (5) or more trees. This requirement applies only to trees six inch (6") caliper and larger, fifty four inches (54") above grade, and the location, size and species of all protected trees on the site; d. For trees proposed to be retained, a complete description of each tree’s health, condition, and viability; e. For trees proposed to be retained, a description of the method(s) used to determine the limits of disturb- ance (i.e., critical root zone, root plate diameter, or a case-by-case basis description for individual trees); f. For trees proposed to be preserved within a tree protection tract, any special instructions for maintenance (e.g., trimming, ground clearing, root pruning, monitoring, aftercare, etc.); g. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of failure due to structure, defects, unavoidable isolation (i.e., high blow down potential), or unsuitability of species, etc., and for which no reasonable alternative action is possible (pruning, cabling, etc.); h. A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties; i. For development applications, a discussion of timing and installation of tree protection measures that must include fencing and be in accordance with the tree protection standards as outlined in RMC 4-4-130H9, Protection Measures During Construction; j. The suggested location and species of supplemental trees to be used when required. The report shall in- clude planting and maintenance specifications; k. Future building sites and drip lines of any trees which will overhang/overlap a construction line; l. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and easements; m. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be indicat- ed on the plan; n. For allowed activities, including allowed exemptions, modifications, and variances, show all trees proposed to be removed in priority tree retention areas: slopes twenty five percent (25%) to thirty nine percent (39%), high or very high landslide hazard areas, and high erosion hazard areas; o. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State, streams and lakes, floodways, floodplain slopes forty percent (40%) or greater, very high landslide hazard areas, and critical habitat if the activity is exempt or allowed by the critical areas regulations in RMC 4-3-050C3, Exemptions – Critical Areas and Buffers; p. Show all trees to be retained in critical area buffers; and q. In all other areas of the site, trees to be removed may be indicated generally with clearing limit lines except for protected trees. The location, size, and species of all protected trees on a site shall be shown. The plan shall also differentiate any approved replacement trees from the protected trees. Replacement trees may be authorized in accordance with RMC 4-4-130H1e, Replacement Requirements, and the number of re- placement trees shall be determined pursuant to any planned replanting areas in accordance with RMC 4-4 -130H1c, Calculating Tree Retention No trees are being removed as part of this amended binding site plan and, hence, this requirement is waived.  21. Tree Retention Worksheet: Please provide a completed City of Renton tree retention worksheet. No trees are being removed as part of this amended binding site plan and, hence, this requirement is waived.  22. Arborist Report: Please provide a report prepared by a certified arborist or licensed landscape architect that correlates with the Tree Retention/ Land Clearing Plan and identifies size, species, health, and reason for any removal. The report shall identify the limits of disturbance for all retained trees. No trees are being removed as part of this amended binding site plan and, hence, this requirement is waived.  23. Wetland Assessment: A wetland assessment includes the following: a. A description of the project and maps at a scale no smaller than one inch equals two hundred feet (1" = 200') showing the entire parcel of land owned by the applicant and the wetland boundary surveyed by a qualified surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies Required; b. A description of the vegetative cover of the wetland and adjacent area including identification of the dominant plant and animal species; c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1" = 200') showing the location, width, depth and length of all existing and proposed structures, roads, stormwater management facilities, sewage treatment and installations within the wetland and its buffer; d. The exact locations and specifications for all activities associated with site development including the type, extent and method of operations; e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no greater than five feet (5') or at a contour interval appropriate to the site topography and acceptable to the City; f. Top view and typical cross-section views of the wetland and its buffer to scale; g. The purposes of the project; h. Such other information as may be needed by the City, including but not limited to a study of hazards if present on site, the effect of any protective measures that might be taken to reduce such hazards; and any other information deemed necessary to verify compliance with the provisions of this Section. Note: Please provide a map and a report if ANY wetlands are located on the subject property or within 100 feet of the subject property. The wetland report/ delineation must be prepared by a qualified professional and include the information specified in RMC 4-8-120D.23. In addition, if any alteration to the wetland or buffer is proposed, a wetland mitigation plan is also required. See RMC 4-8-120D.23 for plan content requirements. The Quendall site has received a Superfund designation from the U.S. Environmental Protection Agency (EPA) and will undergo cleanup/remediation prior to redevelopment. As such, any impact to the stream or lake will be remedied as part of the EPA cleanup/remediation process. Additional information is available in the underlying SEPA documents on file at the City of Renton or at www.epa.gov/superfund/quendall-terminals. Finally, this amended binding site plan does not propose construction and, hence, will not impact any streams or lake.  24. Standard Stream or Lake Study: A report shall be prepared by a qualified biologist and include the following information: a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" = 20') (unless otherwise approved by the Community and Economic Development Administrator): • The entire parcel of land owned by the applicant, including one hundred feet (100') of the abutting parcels through which the water body(ies) flow(s); • The ordinary high water mark (OHWM) determined in the field by a qualified consultant pursuant to RMC 4-3-050G7, Streams and Lakes, (the OHWM must also be flagged in the field); • Stream or lake classification, as recorded in the City of Renton’s COR Maps, the City’s online interactive mapping application available through the City’s website, for the City of Renton Water Class or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake Study” below); • Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s) at contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are ten percent (10%) or greater; • One hundred (100) year floodplain and floodway boundaries, including one hundred feet (100') of the abutting parcels through which the water body(ies) flow(s); • Site drainage patterns, using arrows to indicate the direction of major drainage flow; • Top view and typical cross-section views of the stream or lake bed, banks, and buffers to scale; • The vegetative cover of the entire site, including the stream or lake, banks, riparian area, and/or abutting wetland areas, extending one hundred feet (100') upstream and downstream from the property line. Include position, species, and size of all trees of at least six inch (6") caliper and larg- er, fifty four inches (54") above grade, and the location, size and species of all protected trees on the site that are within one hundred feet (100') of the OHWM, and the location of measures to protect trees on and abutting the site; • The location, width, depth, and length of all existing and proposed structures, roads, stormwater management facilities, wastewater treatment and installations in relation to the stream/lake and its/their buffer(s); and • Location of site access, ingress and egress. a. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing contour intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are ten percent (10%) or greater. b. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall be prepared to accompany the site plan and describes: • The stream or lake classification as recorded in the City of Renton’s COR Maps, the City’s online interactive mapping application available through the City’s website, for the City of Renton Water Class or RMC 4-3-090; • The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland areas, and flood hazard areas extending one hundred feet (100') upstream and downstream from the property line, including the impacts of the proposal on the identified vegetation; • The ecological functions currently provided by the stream/lake and existing riparian area and the impacts of the proposal on the identified ecological functions; • Observed or reported fish and wildlife that make use of the area including, but not limited to, salmonids, mammals, and bird nesting, breeding, and feeding/foraging areas, including the impacts of the proposal on the identified fish and wildlife; • Measures to protect trees, as defined in RMC 4-11-200, and vegetation; and • For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations, the study shall demonstrate if the proposal meets the criteria of no net loss of ecological functions as described in RMC 4-3-090D2. If the proposal requires mitigation for substantial impacts to the ex- isting vegetation buffer in order to demonstrate no net loss of ecological functions, a supplemental stream or lake study is required. Note: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In addition, if the project involves an unclassified stream, a supplemental stream or lake study is also required. If any alteration to a water-body or buffer is proposed a supplemental stream or lake study and mitigation plan are also required. The Quendall site has received a Superfund designation from the U.S. Environmental Protection Agency (EPA) and will undergo cleanup/remediation prior to redevelopment. As such, any impact to the stream or lake will be remedied as part of the EPA cleanup/remediation process. Additional information is available in the underlying SEPA documents on file at the City of Renton or at www.epa.gov/superfund/quendall-terminals. Finally, this amended binding site plan does not propose construction and, hence, will not impact any streams or lake.  25. Flood Hazard Data: Please provide the following: a. Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, drainage facilities, and the location of the foregoing; b. Elevation in relation to mean sea level of the lowest floor (including basement) of all structures; c. Elevation in relation to mean sea level to which any structure has been floodproofed; d. Certification by a registered professional engineer or architect that the floodproofing methods criteria in RMC 4-3-050I3c; and for any nonresidential structure meet the floodproofing; and e. Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. The amended binding site plan does not propose any new construction and, hence, any flood hazard issues will be addressed by the City of Renton at the building permit process. Also, information regarding flood matters is available in the SEPA work completed by the City of Renton on the original application. Finally, this amended binding site plan does not propose construction and, hence, will not impact any flood hazard matters. Therefore, this requirement is waived.  26. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3-050G.6, please provide a report containing the following: a. Site Plan: The site plan shall indicate: • The vegetative cover types reflecting the general boundaries of the different plant communities on the site; • The exact locations and specifications for all activities associated with site development including the type, extent and method of operations; • Top view and typical cross-section views of critical habitat/wildlife habitat to scale; • The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non-Game Data System databases; • The results of searches of the Washington State Department of Fish and Wildlife Priority Habitat and Species database. b. Narrative Report: A narrative report shall be prepared to accompany the site plan which describes: • The layers, diversity and variety of habitat found on the site; • The location of any migration or movement corridors; • The species typically associated with the cover types, including an identification of any critical wildlife species that might be expected to be found; • Identification of any areas that have been previously disturbed or degraded by human activity or natural processes; • A summary of existing habitat functions and values, utilizing a habitat evaluation procedure or methodology approved by the City; • A summary of proposed habitat alterations and impacts and proposed habitat management program. Potential impacts may include but are not limited to clearing of vegetation, fragmentation of wildlife habitat, expected decrease in species diversity or quantity, changes in water quality, increases in human intrusion, and impacts on wetlands or water resources. The Quendall site has received a Superfund designation from the U.S. Environmental Protection Agency (EPA) and will undergo cleanup/remediation prior to redevelopment. As such, any impact to habitat will be remedied as part of the EPA cleanup/remediation process. Additional information is available in the underlying SEPA documents on file at the City of Renton or at www.epa.gov/superfund/quendall-terminals. Finally, this amended binding site plan does not propose construction and, hence, will not impact any habitat. This requirement is, therefore, wavied.  27. Geotechnical Report: A study prepared in accordance with generally accepted geotechnical practices and stamped by a professional engineer licensed in the State of Washington which includes soils and slope stability analysis, boring and test pit logs, and recommendations on slope setbacks, foundation design, retaining wall design, material selection, and all other pertinent elements. If the evaluation involves geologic evaluations or interpretations, the report shall be reviewed and approved by a geologist. Further recommendations, additions or exceptions to the original report based on the plans, site conditions, or other supporting data shall be signed and sealed by the geotechnical engineer. If the geotechnical engineer who reviews the plans and specifications is not the same engineer who prepared the geotechnical report, the new engineer shall, in a letter to the City accompanying the plans and specifications, express his or her agreement or disagreement with the recommendations in the geotechnical report and state that the plans and specifications conform to his or her recommendations. If the site contains a geologic hazard regulated by the critical areas regulations, the preparation and content requirements of RMC 4-8-120D, Table 18 shall also apply. If the site is within a channel migration zone, within shoreline jurisdiction, the geotechnical report shall also include a geomorphic assessment by a Washington State licensed geologist with engineering geology or hydrogeology specialty license plus experience in conducting fluvial geomorphic assessments. Additional information regarding the geotechnical conditions is available in the underlying SEPA documents on file at the City of Renton. Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  28. Letter of Understanding Geologic Risk: Please provide a letter from the applicant, or the owner of the site, stating that he or she understands and accepts the risk of developing in an unstable area and that he or she will advise, in writing, any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site, of the unstable potential of the area. Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  29. Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22" x 34") plan sheets using a graphic scale of one inch equals twenty feet (1" = 20') (or other scale or size approved by the Planning Division’s Development Engineering Manager or designee) clearly showing all existing (to remain) and proposed public or private improvements to be dedicated or sold to the public including, but not limited to: curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, refuse areas, signage, freestanding lighting fixtures, utility junction boxes, public utility transformers, etc., along the full property frontage. The finished floor elevations for each floor of proposed and existing (to remain) structures shall be shown. (Amd. Ord. 4835, 3-27-2000) Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  30. Drainage Control Plan: Please provide a plan drawn to scale and stamped by a Washington State licensed professional engineer and complying with the requirements of RMC 4-6-030 and the 2016 King County Surface Water Design Manual, as adopted and amended by the City of Renton. (Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1- 2010) Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  31. Drainage Report: Please provide a report complying with the requirements of the City of Renton Drafting Standards in RMC 4-6-030, and the 2016 King County Surface Water Design Manual as adopted and amended by the City of Renton. The report (TIR) must be stamped and dated by a civil engineer and shall contain the following: a. Table of Contents b. Technical Information Report (TIR) Worksheet c. Section 1: Project Overview d. Section 2: Conditions and Requirements Summary e. Section 3: Offsite Analysis f. Section 4: Flow Control and Water Quality Facility Analysis and Design g. Section 5: Conveyance System Analysis and Design h. Section 6: Special Reports and Studies i. Section 7: Other Permit j. Section 8: CSWPPP Analysis and Design k. Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant l. Section 10: Operations and Maintenance Manual Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  32. Street Profiles: The plan should show the profiles and grades of each street, together with typical cross sections indicating width of pavement, location and width of sidewalks, and location and size of utility mains. Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  33. Architectural Elevations: Please provide elevations for each building and each building face (N,S,E,W), of a 24” x 36” fully-dimensioned architectural elevation plan drawn at a scale of 1/4” = 1’ or 1/8” = 1’ (or other size or scale approved by the Planning Division). The plans must clearly indicate the information required by the “Permits” section of the currently adopted Uniform Building Code and RCW 19.27 (State Building Code Act, Statewide amendments), including, but not limited to the following: a. Existing and proposed ground elevations; b. Existing average grade level underneath proposed structure; c. Height of existing and proposed structures showing finished rooftop elevations based upon site elevations For proposed structures and any existing/abutting structures; d. Building materials and colors including roof, walls, any wireless communication facilities, and enclosures; e. Fence or retaining wall materials, colors, and architectural design; f. Architectural design of on-site lighting fixtures; and g. Cross-section of roof showing location and height of rooftop equipment (including air conditioners, compressors, etc.) and proposed screening. h. Required for the Urban Center Design Overlay District review packet. • Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation. • Show the location of rooflines, doors and window openings. • Indicate typical detailing around doors, windows and balconies indicating finishes, color and reflectivity of glazing. • Identify offsets in walls intended to meet the minimum requirements for building modulation indicating the amount of offset. • Show on each elevation any roof top elements such as mechanical and elevator penthouses that protrude above the parapet or penetrate the roof and would be visible from other buildings of the same height. • Photographs of proposed materials from manufacturers’ catalogues. A materials board showing actual materials and colors referenced on the architectural elevations is recommended. i. Required for shoreline permits: • Include measurements of the existing and proposed elevations of the stream, river, or lake bottom in relationship to the proposed structure, if the proposed structure is located fully or partially in, or over, the water. • Projects exceeding thirty five feet (35') in height must demonstrate compliance with the height requirement in RMC 4-3-090D7a Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  34. Grading Elevations and Plan, Conceptual: This is required if the proposed grade differential on-site will exceed 24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards. Please provide a twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington licensed civil engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch to ten feet (1" to 10') (vertical feet) (or other size plan sheet or scale approved by the Planning Division Development Engineering Manager or designee) clearly indicating the following: a. Graphic scale and north arrow b. Dimensions of all property lines, easements, and abutting streets c. Location and dimension of all on-site structures and the location of any structures within fifteen feet (15') of the subject property or which may be affected by the proposed work; d. Accurate existing and proposed contour lines drawn at two-foot, or less, intervals showing existing ground and details of terrain and area drainage to include surrounding off-site contours within 100-feet of the site e. Location of natural drainage systems, including perennial and intermittent streams, the presence of bordering vegetation, and floodplains; f. Setback areas and any areas not to be disturbed, including the location, size and species of all protected trees on site. Protected trees shall have the approximate drip line shown. The method of tree protection during grading and construction shall be shown. If grade changes in the vicinity of the protected trees are necessary, the method of reconciling the drip line with the finished elevation shall be included (see RMC 4-4-130, Tree Retention and Land Clearing Regulations); g. Finished contours drawn at five foot (5') intervals as a result of grading; h. Proposed drainage channels and related construction with associated underground storm lines sized and connections shown; and i. General notes addressing the following (may be listed on the cover sheet): • Area in square feet of the entire property. • Area of work in square feet. • Both the number of tons and cubic yards of soil to be added, removed, or relocated. • Type and location of fill origin, and destination of any soil to be removed from site. Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  35. Traffic Study: Please provide a report prepared by a State of Washington licensed professional engineer containing the elements and information identified in the City of Renton "Policy Guidelines for Traffic Impact Analysis of New Development" in sufficient detail to define potential problems related to the proposed development and identify the improvements necessary to accommodate the development in a safe and efficient manner. Construction is not proposed as part of this amended binding site plan and, hence, this requirement is waived.  36. Calculations: Please provide a compilation prepared by a State of Washington licensed land surveyor clearly indicating the dimensions of the boundaries and the closures for each lot, parcel, tract, and block in the plat, short plat, lot line, binding site plan, or lot line adjustment – an approved printed computer plot closure or demonstrated mathematical plot closure on all lots, streets, alleys and boundaries. Provided by Applicant as an attachment. Please see Bush Roed & Hitchings file 2009050.08 dated 11/14/2023 pages 1 to 18, including the updated legal description on page 2.