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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000163.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Triton Towers 2 & 3 Binding Site Plan (Parcel # 3344500365 and 3344500435) PRE24-000163 June 13, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 12, 2024 TO: Michael Sippo, Development Engineering FROM: Alex Morganroth, Planning SUBJECT: Triton Towers 2 & 3 Binding Site Plan 707 S Grady Way & 700 S Renton Village Pl PRE24-000163 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 and 1923059001. 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. The comments below represent a scenario where the future lots would be built out with a mixture between residential and commercial units. The binding site plan application will be limited to frontage improvements and stormwater controls and any elected utility stubs or improvements within the site. 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). • 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). 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 3,750 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. See attached water sketch for reference only. a. Please note that the existing 8-inch water main on the west side of the property is located within the adjacent parcel and it may be abandoned or relocated in the future if the property is redeveloped. As such, to meet the looped water main requirement, a new 12-inch water line will be required along the west side of the proposed development and it shall be located in a new 15- ft wide easement within the subject property. The suggestion regarding the replacement of this 6- inch line with a new and permanent 12-inch line to meet the fire flow requirement for the Triton development cannot be enforced if Renton Village chooses to redevelop its property and requests that the line be relocated somewhere else within its property. If Triton Development can secure a permanent easement from Renton Village for the replacement of this water line to provide fire protection to their development, then the city will consider this alternative. 3. Minimum 10-inch diameter water mains must be installed in the internal streets to provide fire flow for each building, and fire hydrant coverage. See attached sketch for reference. 4. 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. 5. Installation of additional fire hydrants around the building as required by the Fire Authority. 6. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 7. 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. 8. 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 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. 9. 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. 10. 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. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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 2021 Water System Plan. 13. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the property. 14. A minimum 10-foot setback is required from the building foundation to the water main. 15. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 16. 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 2023 Development Fees Document on the City’s website. SEWER 1. Sewer service is provided by City of Renton. The comments below represent a scenario where the future lots would be built out with a mixture between residential and commercial units. The binding site plan application will be limited to frontage improvements and stormwater controls and any elected utility stubs or improvements within the site. 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. a. The existing 18-inch in Renton Village Place is at capacity. Any development of this lot will impact this deficient sewer main, significantly. As part of the Rainier/Grady Junction Subarea Plan Environmental Impact Study, mitigation measures will be proposed for future developers to provide as part of site development. 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 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. 8. Any new development is subject to a wastewater system development charge (SDC) fee. 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 2022 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 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. A Construction Stormwater Permit from Department of Ecology is required since land disturbance 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 2022 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 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. 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. Rainier/Grady Junction Subarea Plan classifies S Renton Village Place as a Primary Access Street, with a required ROW width of 83-feet. Dedication of 11.5 feet on both sides of S Renton Village Place will be required, since the existing ROW width is currently 60 feet. 4. Rainier/Grady Junction Subarea Plan: Renton City Council adopted the Rainier/Grady Junction TOD Subarea Plan on Nov. 22, 2021. The subarea plan calls out street sections throughout the Triton Towers site, see images below: a. b. c. The updated site plan shall incorporate the recommended street sections and pedestrian walkways from the Rainier/Grady Junction Subarea Plan. 5. New public streets must conform to our Complete Street Standards (RMC 4 -6-060) and Rainier/Grady Junction Subarea Plan. 6. 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, Janine Robinson, at 206-477-7563, or janirobinson@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. 7. Minimum 35-foot property corner radius is required at the intersection of S Grady Way and Talbot Road S. 8. 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. 9. 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. 10. 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. 11. A traffic impact analysis is required when the estimated vehicular traffic 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. 12. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 13. The transportation impact fee is based on the type of land use. 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). Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the curr DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 13, 2024 TO: Pre-Application File No. 24-000163 FROM: Alex Morganroth, Principal Planner SUBJECT: Triton Tower Binding Site Plan 700 and 707 Talbot Rd S (APNs 1923059001 & 1923059023) – AKA Triton Towers 2 and 3 General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject site is comprised of two (2) properties at 700 and 707 Talbot Rd S (APNs 1923059001 and 1923059023) at the SW corner of the intersection of S Grady Way and Talbot Road S. The two (2) parcels total 597,771 sq. ft. (13.72 acres) and are zoned Commercial Office (CO) with an Urban Design District D overlay. The current site is currently developed two (2) existing seven level office structures totaling 270,395 sq. ft. (Triton Towers 2 and 3) and the associated surface parking. The applicant proposes a binding site plan in order to create two (2) additional lots for a total of four (4) lots comprising the site. The four (4) proposed lots would be approximately 149,105 sq. ft. (Lot 1), 122,859 sq. ft. (Lot 2), 170,131 sq. ft. (Lot 3), and 155,507 sq. ft. (Lot 4). According to the applicant, the purpose of the binding site plan is to separate the parking lot areas from the existing buildings in order to facilitate future redevelopment of the site. Access to the site is proposed to remain via two (2) driveways off of S Grady Way and two (2) driveways off of Talbot Rd S. The City of Renton (COR) Maps indicates the presence of a High Seismic Hazard and the Downtown Wellhead Protection Area Zone 2. Current Use: The property is currently developed with two (2) existing seven (7) story office structures totaling 270,395 sq. ft. of floor area and the associated surface parking. 1. Zoning and Overlay Districts: The subject property is located within the Commercial Mixed use land use designation and Commercial Office (CO) zoning classification. The property is also within the Urban Design District D. No new uses are proposed as a part of the proposal. 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 “CO standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120B.html#4-2- 120B. 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 and subdivision 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 applicant is proposing to utilize both existing surface and new structured parking. The applicant indicated a building coverage of approximately 60% in the preapplication 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 were indicated. Gross Floor Area – There is no minimum requirement for gross floor area. Maximum Gross Floor Area of Any Residential Use on a Site – Limited to 25% of the total gross floor area of all buildings on site. 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 90 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 RMC 4-3-020E. Roofline and Facade Modulation - Residential mixed use buildings: buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building. Pedestrian Access – A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. 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 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. 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. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the land use application. *Note - HB 1799 will require organic waste separation; onsite waste like produce and other food items can be donated or included as part of waste collection. The new legislation will go into effect in three (3) phases: 2024, 2025, and 2026. 2. Fences/Walls: Within residential zones the maximum height of any fence, hedge, or retaining wall shall not exceed 48 inches (48”) within the front yard and secondary front yard and 72 inches (72”) elsewhere on the site. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three- foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. . 3. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Any landscaping area shall be a minimum of five feet (5’) in width. An underground sprinkling system shall be required to be installed and maintained for all landscaped areas. A conceptual landscape plan would be required at the time of formal land use application. 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 shall be planted within planting strips. 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. Compliance with street frontage landscaping would be verified at the time of formal land use application review. 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. 4. Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. 5. 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. Hotels and motels require a minimum and maximum of 1.0 per guest room plus 1.0 for every three (3) employees. The applicant is proposing approximately 2,113 parking stalls per the submitted site plan. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking 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. 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. 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. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. 6. Access/Driveway: Access is proposed via four (4) existing driveways off of S Grady Way and Talbot Rd S. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. 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 are proposed. Existing access easements shall be maintained, and new ones shall be established in order to ensure access is avail able to all new lots. 7. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). 8. Critical Areas: According to City of Renton (COR) Maps, a High Seismic Hazard and Wellhead Protection Area Zone 2 (Downtown) 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. If a fill is brought onto the site, a Fill Source Statement shall be submitted for review by the City. 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. 9. Environmental Review: The proposed binding site plan is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. 10. Binding Site Plan Approval: Per RMC 4-7-230, the purpose of a binding site plan is to provide an optional process for the division of land classified for industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR, UC-1, UC-2, IL, IM, and IH through a binding site plan as authorized in chapters 58.17 and 64.34 RCW. Approval Criteria: 1. Legal Lots: The site that is subject to the binding site plan shall consist of one or more contiguous, legally created lots. Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district. New nonconforming lots shall not be created through the binding site plan process. 2. If minimum lot dimensions and building setbacks for each newly created lot cannot be met, the binding site plan shall be processed as a condominium site per subsection D of this Section or merged with a planned urban development application per RMC 4-9-150. 3. Commercial or Industrial Property: The site is located within a commercial, industrial, or mixed- use zone. 4. Zoning Code Requirements: Individual lots created through the binding site plan shall comply with all of the zoning code requirements and development standards of the underlying zoning district. Where minimum lot dimensions or setbacks cannot be met, the binding site plan shall be processed as a condominium site per subsection D of this Section. a. New Construction: The site shall be in conformance with the zoning code requirements and development standards of the underlying zoning district at the time the application is submitted. b. Existing Development: If the site is nonconforming prior to a binding site plan application, the site shall be brought into conformance with the development standards of the underlying zoning district at the time the application is submitted. In situations where the site cannot be brought into conformance due to physical limitations or other circumstances, the binding site plan shall not make the site more nonconforming than at the time a completed application is submitted. c. Under either new construction or existing development, applicants for binding site plan may propose shared signage, parking, and access if they are specifically authorized per RMC 4-4-080 and 4-4-100, and other shared improvements as authorized in other sections of the City’s development standards. 5. Building Code Requirements: All building code requirements have been met per RMC 4-5-010. 6. Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid waste, and sanitary wastes, for the entire property covered by the binding site plan. 7. Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site plan shall have access to a public street, water supply, sanitary sewer, and utilities by means of direct access or access easement approved by the City. See adopted Rainier/Grady Junction Transit Oriented Development Subarea Plan for conceptual land use patterns and public street connections in the Triton Towers area – found here. 8. Shared Conditions: The Administrator may authorize sharing of open space, parking, access, signage and other improvements among contiguous properties subject to the binding site plan and the provisions of RMC 4-4-080 and 4-4-100. Conditions of use, maintenance, and restrictions on redevelopment of shared open space, parking, access, signage and other improvements shall be identified on the binding site plan and enforced by covenants, easements or other similar properly recorded mechanism. 9. Future Development: The binding site plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and recorded binding site plan. 10. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. 11. Suitable Physical Characteristics: A proposed binding site plan may be denied because of flood, inundation, or wetland conditions, or construction of protective improvements may be required as condition of approval. Required Improvements 1. Improvements: The following tangible improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a binding site plan may be recorded: grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and standards of this Code, approved by the Department and in accordance with other standards of the City. A separate construction permit will be required for any such improvements, along with associated engineering plans prepared per the City Drafting Standards. 2. Phasing of Improvements: To satisfy these requirements, the Administrator is authorized to impose conditions and limitations on the binding site plan. If the Administrator determines that any delay in satisfying requirements will not adversely impact the public health, safety or welfare, the Administrator may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building’s certificate of occupancy, or in accordance with an approved phasing plan, or in accordance with plans established by a development agreement or as otherwise permitted or required under City Code. 11. Permit Requirements: The proposed project would require Binding Plan Review. The land use permit would be processed administratively within an estimated time frame of eight (8) weeks. The 2024 application fees include $2.965.00 for preliminary Binding Site Plan Review and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $290 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. 12. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 13. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Binding Site Plan (Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 14. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. 15. Expiration: For binding site plans not merged with a site plan or development agreement, the approval shall lapse unless submitted for recording within five (5) years of the binding site plan approval. Pursuant to RMC 4-7-230, additional time extensions beyond the five (5) year time period may be granted by the Administrator if the applicant can show need caused by unusual circumstances or situations which make it unduly burdensome to file the binding site plan within the five (5) year time period. The applicant must file a written request with the Administrator for this additional time extension; this request must be filed at least thirty (30) days prior to the expiration date. The request must include documentation as to the need for the additional time period. Additional time extensions may be granted in not greater than one year increments, up to a maximum of two (2) years. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.