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LUA-08-117_Report 1
PARTIES OF RECORD Keith Maehlum Renton Properties 2025 First Avenue ste: #700 Seattle, WA 98121 tel: (206) 448-5080 eml: kmaehlum@halrealestate.com (owner/ contact) John Murphy New Home Trends 4314 148th Street SE Bothell, WA 98012 tel: (425) 953-4719 eml: john@newhometrends.com (party of record) Updated: 11/12/09 Triton Towers Expansion LUA08-117, ECF, SA-M, CU-H Mark Ludtka Callison 1420 Fifth Avenue ste: #2400 Seattle, WA 98101 tel: (206) 623-4646 (applicant) Rebecca Davidson JCR Development 2835 82nd Avenue SE ste: #300 Mercer Island, WA 98040 (party of record) (Page 1 of 1) ~I 11 IQ,,, ' _-____ ------- FOR REFERENCE ONLY I i I 111 1 1111 TRITON TOWERS EXPANSION RENTON, WA ~l<OJECT #20lti06 00 --\,.:....L • CALLISON cuuaON """ <,,011,00 oom I I I I ___,J •••••" , • .,~••ti••, ... 202s F;,., A•e. So•I• roo Seo111a, WA &8121 T 206 ~48 5080 F 206 448 5075 ~ ij 'i!f ' ' ' t C ... iJ I ' I i ' ! i h , ' i I I " ' ' ' le ; ' w ' • -< ' "' w 0 ~ w 1i ii w C ,= g z 0 i'5 0 "' ~ w w @ ~ i ~ ;~ ~ 'Ii ~'!l if. !~ ! -~ [? i IQ "' ~ ~ ~ "' ~ z 0 ~ w -< "' w 0 w j ~ I " ;;i;;i i; ~~ii;; ~-; "' 0 ·1 " 11 ~~ ..• ~ ~i~~~i,.-~~~ ~ ~ lSi Ii i!i2;:~ ~; 0 ~~~'§~-$ ~ ~lr~I~ "'1 .,..,,.,.,.f ~"' ii!-'' 'ilil •,·':1 jAjilri, t: r;i;,i':: I ~i -~·· -~ 0 'pt="l!i~l:l-§;i;'ll ~~ eu ij"i! ,: !,!~,-,, !~(~ ~i::. ~ 0 ' ii'· !! •,!1• 'l 1d·1e•t¥ ~ i, :,! ,1 '!l''j ' ~-; -8 -11 0 '!'" '·-P I cu -< ~,i-:-'l :;1:i d::Jzrl:;! ' ,;ip.ii.>;f ,;,: --1,g ~ ~r~Ei n ii~!& ~ TRITON TOWERS EXPANSION I 11 I I I 11 i I Ir RENTON, WA ~~OJECT •2oaa6 "" 0 Cc'.':, ' ~~~ i ~ z !!~!! : ~ "' g!!J m i p ,!~'" ill ' !" ; z i~~~I -1~ ti 0 11~i j ~ ~ ,mi )!T, ~ w t~~t: • C~LllSON www oalhson oom $ J ' ' ' I , ' z s C w ~ 0 ll•nl•• Pra.ertl••, ... 2Q2-5 First An. Sv,le Se•ttle. WA &8121 T 206 ~~8 ~080 , 2oe 448 ~01s ~ C C .. Ill 11 I 11 11 ! I Ir TRITON TOWERS EXPANSION RENTON. WA PROJECT no,oos.oo • C~LLISO .. ll••I•• Pr•p•rll••, '" 2025 F,nt An, Sul!• Su.Ille, WA g8121 T 206 '48 5080 , ioe 44$ soH / ! "i ' 1 ~, \ \ \-·----t-"-·-1 \ -;=::-\ ~'-.l_-L-~-I ~~-1: ! "( ! \ ' \ , ,}\ I\ ~/ I ~ s / I \ I 9 =::1\ \ __ =---------==-~~"'~0 -T RITON TOWERS T EXPANSION RENTON, WA PROJECT t20HOG.oo c.11n1•0• '"'"'°"'""<Om \ I• ' l·· I : \,, ' SS<"OIJ;_L"1 J / p ';; ~ '.-c-:] \l ' . .p+- .-J. . ,P:.-· /,-. ·, --ccc0' <~<>+ \;\ ! r..-.:->-~~---.. --<:: I! :::·:.·_:t"=ccj ,/j: ~f \ .. : , /·~--i>.', -,, -I !1""""~..::' !/ ;:; \~ I ----t-r··---------•-, ' ;..,'" ,~AAI.GO C -... __ _-=:-o_cc-:_:~:/ ~l<llB / "'' ' +--" t:f-;T---,,.-.--~=~ I., @ i/ Lt________ :, · -· .. 1t I , , '>-._, \ '",,, .. 1 ,'. :.':;:, -~_... _,. -"i ~-,, __ ;J& -TI --, '"""''. ,·,1-''·" . -·: ... ·----~rlf' '\ . , C/ I / ----J \~", ~,-I ,.--..--S.t,.-f -/ ~~-n, -;-;,.~,;,.t~r·: -~--/•<___ < I /< )..:;: '• ,._,. J ~-;,. '::; \ __ ; --~:c--:. __ ~=-... ~ ·1"\ ":,·'it· "° '\~'. . --<:, '",,,/ LCG!t«l• ,-,,.-1 _.,. '. ms>«:,s.,.,c>l5"ot,; :)·- '.}"..,:· mE H,)RIINT flW -,~ELJ.Wt • •1 • • • • •• .-•• • •• 0 L •• -. • • ;~~ ... ... ~== i:: j ~i: ~ < • z 0 • z w " i!:!!ll.!L._.!ll,!L_ ~ FIRE PROTECTION -------• -----· ~ 1::::,;m•g,~:: •• I @ ~!~RAGE DIAGRAM _ "" ™" ™ · .. ,-r,""1----:. W A-00 2 a ! ~ • 9 i ·-··,..,-;-\ \ \ \---i i , ."'] r ¥ 1,--\,~~--C \ \". \ \': GOTI iii ITI n, lffiffim I •,. -. \ \:• ! ' ' l. ' ' ' l '' '' \ \·· ,, \\~-, ,. ;: \\ -: \\ - \\ ,, I ! \•., .,. \\,~ :::c \\· ,., \\>,~·- IA \ \ , m \ \ i, \ \ UI i i ' " \ ' \ ' ' \. ________ _., TRITON TOWERI EXPANSION RENTON, WA "II :c ~ Ill m w 11 llllT e CAlllSON CULIBCH "~" ca""'" <om N • i: ~ ' • ' ' : : ' " 1 l .•. ---·--·-·-· ' __ J ,, :;. .---~-1, I I' ·1 ., : !; . --{ 1W) ·.: ' : ' ' • • \ [ ______ _ ·1 ' ' ' ~ I j§a i'.~,l ' I ! ' ' "l',I\P .". ,;,· ~!! :.i,._:-,. \ \"· TRITON TOWERS EXPANSION 11 I 1111111111 1 RENTON, WA PROJECT uurn~ •• • CALLISON ~5~~~~i~ l i ' ' . . . ' i CAH<SOe "'~~ °'" <O" oom OW"E~ ~~;I•• Prol'••II••, 202~ f,r•t Ave, Suite 1DO Seallle. WA 98121 T 206 Ull ~080 P 206 4~8 5075 i -- . . '~ m ,il ' '";, -II•':;..-, -'·-1 ' i ·-··-··-··--·--·--·-·-··-.. --·-··---- ·""t·--- .. <t> TRITON TOWERS EXPANSION '·fj :, 1111111111 I IFf-----Re_NT~N~WA -··-· ·-··--·-----·-·--··-··- .. ~, {f)--.... ' ,:, 0 © .. • CAL LI 5011 ·-··-··-··--·-··-··- .4- :1 \ I ' [i: \ \ 1-=---1 ' l ' ' ' ' ' ' ' : ' :'-' ' ' ,, ' ' ' 1:1 ., ' ' ' ' ' ' ' ' ' ' ' © ·-· -· -··-$<,, ·- -@ © ~ © • ·-. 0 .. N~R •••••• ,,o,orlle,o, ... 2025 Flrat AY9, Sullo Snttl•, WA 98121 T 206 -446 50BO F 206 40. 501$ ": !~ ~ J,.. '-·~ ~ m 0 ~ ~ I ,. z s ~ -< ~ as I'" 0 ~ ~ as ~ ~ r 0 0 "' ~ r ,. z i.~ 2 I ' ! I i 11 1111111 I lr • $ TRITON TOWERS EXPANSION RENTON, WA 1~ ' " • ' ' ' ~ ~ • ' • ' • ' ~ ' ' ; ; ~ • " • • CALLISON {f,1 ), ~· ' ' • • ' 0 'f ,:, ' • ' • • • © f © I © © © © <$ © © • •••••• P'r.,p•rll••, m 2~25 Fl,u Awo. Sult• Seatll<t. WA 99121 T ?06 4"1 5080 F 205 445 S015 :t" .. .. w 11111 1111111 11 1 TRITON TOWERS EXPANSION RENTON, WA PR<u•cT no,oos.oo ; if i I 1 ' i: i' C~LllSON e e ----•J:!!" @ © --© © © © © ow•ER •••••• ~••,•rU••, ... 2025 Fir•! An, Sult• 100, Sum ... WA 98121 T 206 _.48 SOSO • ~06 40 5075 / / / .. 1111 11111 111 1 / ~ ,.,/ V .,-h ___ ~ _____ -____ .f-------"-·=---.--.· ___ ,___ ____ ~ .. _· ___ _____,,,_ __ i1T/ ¥/ / ./ ' ' ' ' : ' '' '. :-1 " '' : ' " '' : ' : ' ' ® TRITON TOWERS l!XPANSION RENTON, WA a ' •-~·" ' ' ' • • ' ' 8 • • I C ' ' ' ' ' 8 • ' ' ; @ ® 4) © CAL LIS OM ,@ + © .; -<fJ ' • ' ' @ • ' @ @ ~ ; -,© ; ; ~ ~ ! " • :_,, i _.,, / ~ t i i ll••h• •••••• u ••. ... s •• u+ ... WA 11e121 T 20s ,ue aoeo ~ 2oe ,10 5075 111 I 11111 I 111 ' " " ~ ' ~ ' • ' • ' ' " ' ® TRITON TOWERS eXPANSION RENTON, WA PRDJECT "201'06 oa "r ' Q m m '/ ' @ • CH USON ----+4·· "1' I I " ' ' ? " ' ·~ ' ' • • ' • ' ' --1!1 -... ' ' i © @ © © © © @ © -@ @ @ ~ 0 .. MER Raalea Propo•Ueo, ,,c 2025 FirU An, su,Le roa Seat11e. WA 88121 T 206 ,,e 5080 • 20s ~,a 50,s i ; i 1 11 I 11111 1111 $ ; ® TRITON TOW.RS EXPANSION RENTON, WA PROJECT #207i06 oo ' A '-Y ~- • CALLISOII ' ' © ---© © © © -© -© © © 1. ' ; © ~ ll••lo• PHp•rll••, "' 202~ Flrsl Av., Suite Snlll•, WA 96121 T 206 •08 5080 F 20ij 4•8 507~ "' .. ;; .. •• w .. .~ .. "• .. :. . 11 I 1111 s • \ ·, .~. ~ a ' ' 111 i I IF \ \ I I I' ___ , ___ _LJ_ i ! \ ' \ \ \ I I 1:1 1'· --, : I : I : I I I \ TRITON TOWERS EXPANSION RENTON, WA Pf<OHCr uarGQO ~. ® ~ 009: ., i ~ .. ,. I' ,, ----$---$------ 11 Ii Ii r::- li C.I.LLISDN ~"" '"'"'°' " !i ! 'I ~' '---c -lli°" I ~ ' f q1_l __ ____ T__j - ' i ! 9' ; ' j I ., I '' '' '' i i I ___ j --t 1· --j__ ' -@f ! -d ' ; ~ I ! ~ ' i Q -0 ! ' ! ! i I ! ' _. ; . T Q 0 ~ i/?i .. -·, :pa ~:: .I, =~ ~ i! ' . . d;~" . e ", ' _, ! ...., .... i fl 1111111111111 1 <>········· ............ " .... . ···0-·· ! I I <i>···· . *·... . . TRITON TOWERS EXPANSION RENTON. WA PROJECT 1201606.0o ©0 CALLISON ' . ...... ,,,_ .. . . ........... ·$-.. . '' ' 1-ffi,.,-::- , l liEr ------j-_J -{ ~ ' ' i --[. ' Q • -0 OWME~ It••••• ·~-.. -~ti••· ... 202s First An, su;te Suma, WA IIB121 T ioe •~II ~oeo I' 208 ... 5075 1 ~----- ~ TRITON TOWERS EXPANSION RENTON, WA PROJECT o,or~o~ OO __ _ . - ' -------t --- -EJ ---I , ---r---------~-- -----~-- '. ~J 0 ® ' ©@ -@ -@ -G @ -G ~ Q @ © © Q G) © -@ -@ ...... ,r" i~ ... ~5 w 'j!! CII •• 'I I 1111111.1 Ir Cr Q ~ ~ ft f .,,. ~r· m----9 --•---------,!; -·-· ' ' ' <1--------I' ------$ ---------,;,--- ' -fjl---------- ' •- ' ., • TRITON TOWERS EXPANSION RENTON. WA PROJECT •iorn~.00 0 ' • • CAL LI 5 ON CAUIION ~ww ""''"~" o~m ' • ' • ,--------?"-- ' 0 ' ~- -0 (;) -© s .... 1 ............... . ne 1025 Fir•t Av ... Su,LG TOO S,tal!le. WA 98121 T 206 448 ~oeo JI 206 446 50?~ _! ___________ I TRITON TOWERS EXPANSION RENTON, WA PROJECT 0201&00 00 ---r------ C ~t" SON ' -·-·-·-·-·-·---___ I ------@ -------@ ------@ ------© ---@ -© R••••• Pr•,•rtl••, ,,. 2015 Fir•! An, Sulla Surn ... w" 08121 T 20s ,,s soeo • 206 HB 5011> -' I I ' ··:/ • " i ,.11· : , V r -f-. !'"'"""I ~ : ti ' ' .+ ·. f ' ! ' ' ... f ' + ' • ' i ) ... / / ' ,I,/ !'I ' $/ c;:--:, ' J, i '· J .. ' ,_ I ,b, :< r, ~ i;$r ~fit,?%k 9-/>· ;.,,,;. I: II c· ' i :. .. 1,' !I tl!t:-, ,,. , I• ,c:t. _c ... -l .. ~· ) t•···r ' '\;4 .... , ,:/,."4-... ~ I \ \ \ \ . \ '' \ i ii :/~ i ,r ·-~_17,-.,, tr·ttt ' .. ~--··· ·:-~· _, ----~·--··::~'~'~:~~.:~::::::::~:~.--J e-a,-,-: i : ~fl; L ___ : .. ~ u___; ~ ...... Ii C. ' ' : I: t C..,..,;: 1-L""i1--!11-1-1 •- 1 '-. -· 1-. -· --,J-+ ' -L--~ i-4 .... ··----i-i---i 4-- I• c ··-t··--·-•i i' _..__,_ ..... _.._.,___,._If-_,_ ..... _._+-...... --.._,-.., C.. ' i· iii!! 111\1 ·__J\ 1'-+--'--+--'---"'----' '· : / ~. "9 ,: ' 1! Ii. I! } I! ii ! ! q-~, I ' •--. ' ', ii I ' 1' i ' ' c.;;.~. 'i --··• I / //· ~~I ·-/ fi .c4,:··?~~ tm·''"· l·;mli)jl ,J.§1111[, c:J _l!!!§.l;/ :c;;:")5:i~ a, "' ,_. __ i i ~::: 0 Oo . .. IL :: . . . ~ ! .,.. i:~ :;:f 0 • ., '". • -~ : • • •• < • 0 • . -": z 0 •• " •• z •• w -· • • " !e!.ll_ - eD r··"'~"· el.OUND ,Loo• PU,N ® GARAGE A/8/C GROUND FLOOR PLAN '"""·'' ,'==F1=====,. I Al -·•v·~ "" ™ A-141 ": ! C, . ,,. .~ ',,. 'C, ' "' ,,. ' a, ' n ~ -< "U 0 F' ~ ~ 0 0 ,, "U ~ ~ ~ "' < "' ,- u, ~ ~ f ' ' -- • ' L ~--=--· ---_. __ -+--~-- ! ' T•ITON TOWERS EXPANSION RENTON, WA PROJECT •20T600.D0 9 $, f f ~ ' F°l,=n.; .= ·• ... 7u _____ [ ___ .i.-.J·-·-·---____ l_ _._ __ I_!_~ I I .-l ' ··~ --4> " ., -:: ::: : : :: : :: :: : ; ; : : ::: :]:~ • C~LLl50N CaLLl50• '"'"<•",on <om gwN•R •••••• l'r•••n•••, ••< 2025 Flru A¥e, Suite Saallle, WA 98121 T 208 448 5080 • 2oe ue so,s I I I I I I, 1111111 Ir- r---------+----1.----j.-...---1----4-.-·-<a --I : : I ------·--1- -----·----' ' -------·-T------- 1 . ----·-·----! -----· ' -· . --. ·1 ·-----· ' I-----·-·----t ---·-·- ' -·-·-·-----1.---·-·- ' r-·-·--- ' :--·-·--------i-----·--- -·-·----·--' --·-·--- ' i -·-·------·(-·-·--- ' i . --· 1 TIIITON TOW1i11S EXPANSION RENTON, WA PROJECf "20780!.00 i -----, -__ I -------·--- -----------t·-----·----i ----·-----l------·----I -·r ------·---T -----·-----1 ' -I ---·-·--------·-·----j_ ___________ j ' ' I .. ·-· . ·-·-· . --, -·-·------ ' r·---·-·------·-------i------·-·-----1 ' ' L.---·------__ L·-·--___ I ' I --·-·------·-------·-·j-·-·-------- ' -i---·--------------------~·-----·-----! __ !_ ________ -----___ } ____ _ ' i ' ' -(-·--------·-------·-·j-·--------·-i -_,,, --<> --., -~ ------·----------·-·------~ • C~CllSON cAu1•011 ~ww '"''""" <O'" R••t11• •••P••II••, ... 202& Fir•t A~•. Suot~ surn •. WA ga121 T 206 ~·8 li080 r 2D8 4•1 ~015 ~ r 0 0 ~ ·'*-,. !ii --•---------·-··-·-__ ,, ___ / ___ ,,_ -· ----,. >, ~; .. ..... UI i;I I ,.I, z: 11 I 11111 I 111 -----i;K_' _--:_ ~ TRITON TOWER8 EXPANSION RENTON, WA PROJECT "20160. DO '' '' : ' : : :, . ' '..1 ' ' .{ ~ ' • • C~CllSON • ' -• ··------'I ,: : : . ': ': '' ': I_; --, i I ' i I_ ! ' '! I! ,., :: ' : t : 1 i ! : ! ' , ,' I:. '' I:: I:; '. ': ,: \ ' \ \ \ \ © \,© ' © © © © \ \ \_ \ -. \ \ \ \ \ \ \ •••l•n P'u,p•rll••, ••• 202~ Fi,., Ave, Suite s .. me. WA 08121 T 206 448 5080 • 2~8 448 507$ t ... ... 111111111111111 ! ' ' l ' ' ; ' • • i ' ~ • l ! ' ' I I I 1rj : i ' ' ' u ~ ~ ~ '" "-+ + + TRITON TOWER9 EXPANSION RENTON, WA PRO>eCT 0,07"05 00 - 2 ' i i I I I I ) I ' ~ + i I ! ~ ! i -~ * ' ! i I ' -1-· I I ' '* ! T'T ___ 1__~ ' ' ' J, A "' ~ !§ -, .. , • .• "" + + + + • C ~ L ll S Otl ; '! I ! I j '" I l ~~ I I I ' <Ii '" ~ + + : l ' ! I I I © I I . ) . © I © I . i © I I I I I i © l ' 1 •••••• Pr•p•rll••, m 202$ H,., A~•-Sul<o Seattl•. WI< 98121 T 1D6 OB 5080 P 2D6 HB 5075 ~/~,- a , 111 I 11111 1111 i ' ' i ' TRITON TOWERS EXPANSION RENTON, WA ~ROJECT raUT~O• OD i - \ I: ' i' I - • C~LLISOH ""LUIOII ~w~ ca""O" ,o,. I I ! l j I I ·© © ,@ R••I•• Pr••••Uaa, ••• 202s Fi<•t Ave, su,l• roo Seatlle. WA 98121 T 206 ••e 6080 • 206 4 •• 5075 t .. c.i I 111111111111 Ir a, "' I f 1 I . natiiii;;;;; ,:~t!,"',"","ii"i"' ~i ' . •· w.-_rl':~'" + ~r + ~,· + ~,-+ ,,,. f ocr +-_wr f----1Llr f ,_,.-f 11-a-+ 11 11 3 I 111 I J I i I ! TRITON TOWERS EJl:PANSION RENTON, WA PROJECT UQTSH 00 C Al ll 1 ()N ~i I I © © © © n p .. r © I I I -© I --© I • ' I ', ! Olu•R •••••• rroporll••, ... 2025 Flrot A~e, s~,,• Seelll•. WA 98U1 T 205 -4-48 SOSO P 206 .t.t& ~07S ! I 1 1111 111111111 1 :t ~ u t t ' > I I • l ' ' ' ' i j ' TRITON TOWERS EXPANSION RENTON, WA : I I t ___ : ~~ ~ff I, I,' fe-t t \!;i "' ''1' I I I ' -' :t :t t ; ::~ 'll ':ti ; ! i ' ~ ' ! \ J n 1 ·t IT~/! ~11 l~'J tJ \i • C~LLISON :t ~ t 1 t t t t • ; ·, ' ' .. I wr J .... f wr ~ ' ' ' ' ; • i • I .. \ I • ' I ! ~ ,,. .. f" " ' ~) f © l I ---® n ri ~) 1 © l I ---© ---@ © R•atoa •••••rUoo, ... Su.Ill•, WA 1S121 ,. 2oe ,ue 5080 ,. 2oe ~o 5075 l 11 I i 1111111111 nit t I ~ ! j j 'r ' j ' ! ! ' .. ~ TRITON TOWERS EXPANSION RENTON, WA PROJECT 0201105 00 ' ' ' ril" ~ •r.-.J. •4--"·r. J. ,r-r _ __j.____rr-r I , I I I I l • C ~ L LIS ON ~ \ I l ! ! tt ~~ I: i ® I I ' © © © --© Re•lo• Pr•perU••, ... 1025 F;,~1 ,. ••. Suue ,oo, Suttle, 'II/\ 9ti21 T 206 4'8 50BD P 208 448 5015 1111 11111 ! I IF cu N ttt; I ~ ! I I ,. ! I ! i ., ' • ! ! TRITON TOWaRa EXPANSION RENTON, WA PROJ~CT 120160&.00 -I CALLISON C•LL1aO• """ e.11 ,on.,om n 11 r @ ; l I I I I I © ---1---© I I I I I I I I I ---© ---© ---© © --\---B OWN•R R••I•• P••••rUe•, ... 2025 Fir., A¥a, $~lie Sulll•, WA ga121 T 2011 448 soao I' 208 44$ ~0'5 !~ s ' ,~ ~ ' t ~ I 11 1 I 1111111 Ir TRITON TOWIRS EXPANSION RENTON, WA PROJECT UD7006.00 • CALLISON ,-@ © © © © © © © © ' ! ! ............... u •• , UC 2025 F.rot A,e, SeH• Seattle. WA 118121 T 206 448 5080 P 206 Ha 5075 l 11111: 1111111111 tt t l I ; I i I I i TRITON TOWERS EXPANSION RENTON, WA PF<OJECT 1207BOG.00 n "f' ~) ..... ' ' ' I ! ~ ' I ! I -@ i.i ' ____ jl ---0----® ' © © © I 1-----@ \:i:: ),.l ··----'"-:---t---,-----, --r·-1-l-t·-------·-© I! : ! ' _J ____ L -:-i -:------~---------@ ' I I I I -----_I_ ---1------i-----i-----~ ' . . -_: ________________ ~ ' ---~----i-----i----i----:-------------·-·-© I I ! I . +-. -+ ----+-----f-----· -·-·-·-·-·-@ ' ' --·-__ _j _____ ~ ____ _L_ ___ )-·-·-·-·-·-·-·-·-@ I I I ! • C~LLISON ............... u •• , ... 2025 Flral ,ho, Su,te 9••111•, WA ~8121 T 201! 448 ~ODO ~ 201! U8 5075 a, ~ ! :j ~~ ' "' ~ u, ~ ~ ~ ~ < " ~ c5 z 11111111111111 1 I -~ ··-----, " ,; ., j• ' ij ~1 !' TRITON TOWERS EXPANSION RENTON, WA PROJECT 0201600 00 i ! I' 1 11 j s j " -t -t t ; ; l ~ ~ ;;isi ; r ; ' ' n) n··r .l, •-r f """ { ") ~-0-+ ' . \i\471~11111111 I I I c, "i ' . ' i ' ; • CAL LI SON CALLISON """ ca ,,.on com p I " i i ! . ! I n -~,.. M ~ _) .... r I I I I I I I J I I I I \ I l ' n 1.o;"!.g ,; ~ ,.,. ) •• f I I I I 1 I I I \ i • © @ © © © © R•••o• P•••••U••, .. , Sntll•, WA 118121 T 208 448 ~080 • 208 448 ~015 ' • • 4 :1 :~ !i ' 11 I 11111 I Ir-- G -C------@ I I 4 .-~··. ~~ !~ ~I TRITON TOWER8 EXPANSION RENTON, WA PROHCT U07&og_oo ® © ® ® ® -© ® G ® • C ~ L LIS ON • n----+--------,i. -i -• • • ii t§ ~~ i, ' ,-' -• • ~i iia ' -:--- • ® ® ® R••loa Pr•i,ewll••, ... 2025 Firot An, Suite Suttle, WA ~8121 T 206 448 5080 f 208 ~'8 5015 11, I I I I I I I I I Ir 11 i :t "1 "' :i, ' ' ' ' ' tt t l ;;, ' ft ' ' TRITON TOWER9 EXPANSION RENTON, WA PRIUECT o,oruo5.00 t 1 t ~ ,. ' t t t "'" ,. C ' t t t ; ; t ~ ~ "' • ' ' ; 'f ' 11 .. f ~.-J. r-r ~~ _,, .. _~_tt.._. _ _;. ' ' ' ' t i t t -~ ,, ; ; r :.::a .f-U C~lll80N e ow~u •••••• P"•••rlle•, ,,c 2025 f'if>t An, Suit• Sum•. WI\ 88121 T 206 ,,s 5080 P 206 ~,, 5075 !f\$\~~ e . ; I • I 1111 i 1111 1111 rn N n t ; t t t t t l l t t tt ;i, ~ "' ~ ~ • ~~ ' ' ' ' ; ' 'F ' ' 1; !."' tt·t H: I •·r I ll_l""_ > ,,-r ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ,111" ' UJI µJlllli 1 illll 11111111 1111 lill Ill 1111 11111 I @ I I I I I I © I I ' I © J J J J J J J J J J I I I I I I I !--' ,,, © I I Ji--..--..---..-'' l -© I I I -L -@ I ---== ' ' I ' ' I ' ' l ' ' '® ' ' ' ' I ' ' ' ' ' ' © ' ' ' ' ' I ' ' ' ' <fl ' ' ' ' ' ' ; ' ' ' ' ' : ' ' ' ' ' ' ' ' I ' 0 ' ' ': I ___ _! -- ' ' '' ' ' ' ' ' ' ' ' ' ' ' ' © ' ' ' ' ' ' ' ' ' ' ' ' ' I @ 1---' ----, ' ' ' ' ,-' ' ' ' I ' ' ' I ' ' ' I ' ,-----f ----@ -,---: I ' ' -!-._ TRITON TOWERS EXPANSION RENTON. WA I PROJECT UQ1_6_Q~--- ' ' ' ' ' ' ' ' ' ' I I I I I I ' I • CAL LIS 011 •••111• Pr•p•rll••, , .. 202~ Forst AYO. Su,le suwe. W"-9812, T 206 08 5080 P 20B HB 5075 I ~ • I FOR REFERENCE ONLY TRITON TOWIRS l!XPANalON RENTON. WA PROJECT 1207106.00 i! I i • CAlLISON •••lo• ~•••••11••, .. , 2025 F!cot An, Sullo Sumo. WA 98121 T 206 ,ue soeo • 2oe ~o soa ·1 ' ' ' i;-... C) C) ,: .. "I !. - r 1 11 : 1111111 : I ii; TRITON TOWERS EXPANSION ~~TON, WA PROJECT 12070QS.O~ e CALLISON ' I ! '" t: ~ 11111 ' ;1 flif ;~~ H~ : i~ ,,. !'I !;i ~ ; 1; H! { 1,l ~, ,1 'H ,,, .i; i~i ~ ~ ·~ •i Pt-'i • : ~ ~ ' . ! ii I I, J ' I; FOR REFERENCE ONLY 11111111111111 1 TalTON TOWER. l!XPANSION RENTON, WA -~I • C" L LI SOM OWWE~ ••• , ...... , ... u •• , "' 202~ flrot Ava, Sult• Sutllo. WA 98121 T 206 40 ~080 • ~oe ~o so1s FOR REFERENCE ONLY i w TRITON TOWERS •XPAll810N RENTON, WA PROJECT UOHU.H • C ~ L LI SON lt••lc,• Pr•p•rll••, ... 202B Flrat Ave. Sult• Sum •• WA 98121 T 20ft 40 50BO P 2DB H! 5075 ·' n j! ~ i! I !i I ;::~ TRITON T j 1111 Iii 111 ::::ONN;l::RS -~,~,;;o;;,~cc~,,'..;'..'_:_'~_ i13-OOJ-08 "(Bz ,c t I, 111111 1,! TRITON TO ow~rn R•n1on Pr 7075 l•t ~11ut101, LLC s~ottle va, Sta.7CIO T 206 4',,tA 911121 F 206 4 411 ~~~~ ' -: ~ i ' ' ' l" ' I ' ' i l j ' I ' ; ! ' ' I ! C • ' ; ' ' ' ~ I !l' I ' i ' .. , i ' i;, ' i ! ; ' ., I .: I ' ' + ~ i l I 1: '! 33 ' s~ I I ' ! D @ t. !II_ I j! -~ .~ I 11, ,~," ' ,!' "! !t •a i I g~~ / \l U..,_• .....;...~i.'\1-+'h+,'-~, TRITON TOWERS EXPANSION I I I I I I! I I I Ii.~~·~··~···~-·~· ~ PROJ(CT 22J-OOJ-0B ~. : I. I I ~ \ I ! ! ti '"cl~~ 't! m il, a, ·----i ,·J,....,............_..........:.........L I ~-~ ;-__::,_"' I -_ - I m ~ " i • l ~ / '!:! 1 g 1 i l: 1i "!' t: ,, ~! ~ t -4- >:--. i---1 ~ .i I j ! /', --·----. , OW"[Rc RUIOII Prop.rllH, LLC 7075 ,~1 Av@, St@.7no Soot tie, WA 9111 2 I T 206 44H ~OHO F 206 44B 5075 l' ' • • \ • • \ • • \ • • \ • • \ • \' --·· \_ \' .. -. I '··-= • ·, ' I .• I . w - ~ ~~ ,, ! C f: Sj I ~~ ' ' ! ! ' D (.,. ~; ~::; : ~ , I ~I~ TRITON TOW EA 8 EXP'-NSION 1111 11 J j ! tJJ'----R-rN-_,oN_. w_A --J PROJECT 22J-003-0II II! ilill 11!1 S~e Devetopnent Ass.ociates, LLC ,o,,,..,....,..,_.,._~-•••m .. , ___ , -----on. •• ,., ... ,.,,_,,.. ,,,1...,-, __ """ ' ir 1·! I, <'..;('! -· --~ ,, Auton Prapo•II••• LLC 7025 ht Ave, Ste.700 Seattle. WA 911121 T 206 4411 5080 F 706 448 5075 g 0 n ii ~ !I • ·• \ • • 1 \ • • \ • • \ . . -12~ss~~-'-"'4-~•··-- I ' I 1111 111111 , • \ • • '\ • • \ • • .. • • TRITON TOW ER S EXPANSION IUNTON, WA PROJECT 22J 00.l 0~ I I .Iii. [Tl -.. ' x--f (.i ...'....: n Site Development AsSOCiates. LLC ~,,,....,._ ........ .._...,,, '·'/:si,·:. • .. / ... i .! :tf~ Ol'b,,,, ... .,,,.=,.,,,.....,,,., ___ _ I ' • I • I ·• ··~ J • """'~' A•n1•n Pr•p•rll••• LLC ni,:; 1,1 A•.,, Sle.700 Sc~ttle, WA 98121 T 206 448 5080 F 206 448 5075 ·--------------------------------------------------------------------------------------------------------9 ------. . -• • SITE COVERAGE• f •• SITE AND BUILDING INFORMATION • • .. ! •• TOTAL BUILDING • 2BJ,614 sr •• • .. FOOTPRINT AREA • •• SITE J!Rf..k 21.085 ICRES (918,'171 Sf) •• c! .. = :~ .. TOT AL SITE AREA • 918,471 SF TOT ,II, FOOTPRINT OF NEW BULDNGS: 219,634 SF "" loo •• PERCENT SITE COVERAGE • JO.SY. TOT AL FOOT-I Qr EXISTNC Bl.I.DINGS TO RE-63,960 SF Blll.OOC: TT. ,t II STOR£S orr,cr 270f7 sr IET• ~,487 SF CURI/E TABLE !DING TM 11 STORES c1n:c 351 II SF' IET• 720 SF ~~ TT-6 ll U8ilH ~~:1 rg··f sr :ii: T, 225':ff 7 SF CURI/E RADIUS DELTA LENGTH TT-7 • .2 1 sr T: MS 7 SF Cl 80.00' 15'M'J2" 22.2'1' TOT ll SF NEW OFFICE TOTAL CROSS• l,IJ7,129 SF IET• 892,021 SF C2 60.00' J1i8'56" J2.79' CROSS sr EXISTNC QrFN:E 433,419 Sf NET• J5~e0D SF GARAGE A ~il~ 252600 sr LINE TABLE GARAGE B :J.11 =8 5 STffl LINE BEARING LENGTH 4 ST S LI N18'4r21"1: Jll06' GROSS S.F. IEW P-GARAGE 658,J89 SF L2 NJTJO'J9"[ 48.•r TOTAL GARO: PARl<NC STALLS 2145 ST ALLS LJ N02'18'29"1: 71.56' EXISTNC ON·GRAOC PARKING TO REMAta 661 STALLS L< N01'04"49't 40.24' ~O ~TIONAL ON· L5 N01'04"49't 2J.46' ARI< ST ALLS 406 STALLS L6 ND0'27'44"1: 84.18' TOT AL ON·GRNlE PARKING ST ALLS 1067 ST ALLS L7 N86'06'40"W 7.BJ' LB N00,9'15"1: 77.88' TOT AL SITE PARl<NC ST ALLS 3212 ST ALLS L9 N00'23'46"W 125.21' P= RAT~=O, 3.0/1000 L1DIR1 S60'20'!0"E 80.00' P RAT [): 2.58IXIOO • L111Rl N75''1'1'14•w 60.00' 9§ NOTE• EXISTNG LNESCN'E TO REIAAIN; 111,413 SF < PROPOSED ADDITIONAL LANDSCAPE: 39,900 SF u SEE A-OD3 FOR PHASING PLAN TOTAL LANDSCAPE AREA: 151,313 Sf 15 SF UHDSCAPE / ST ALL 5,865 sr req'd LEGEND• !STALLS < 50 PER BUILOING SITE) EASEMENT REQl..llEO BUI.DING SETBACKS• BUI.DING FRONT YARD REAR YARD SllE YARDS • ---SET BACK • " . < TT-4 :io·-o· NIA NIA so 3: ... ·-PROPERTY LINE o- Tl-5 NIA NIA NIA .. . z • 0 zc ... • PEDESTRIAN Tl-6 30'·0" NIA NIA 0 .. z .. .. w WALKWAY Tl-7 30'·0" J0'-0" NIA -II 0: STRIPING • .. GARAGE A 20'·0" NIA NIA GARAGE BIC NIA NIA NIA GARAGE D 30'·0" NIA ""---NIA - NOTE• SPECIFIC STALL SIZES FOR REQUREO STALL TYPES ANO COUNTS WILL BE NCLUOED N FUTURE Sl811TT ALS @ ~!,_AL SITE PLAN (INFORMATIONl ARTIAL an• PLAN IIPO-ATIOII .a..100 ------------------------------------~------------------------------------------------------------------------------------------------------------------------------------- . ,.·, ..,..- !" I . i / ~ .. /C ~ : .. • : I I '";' , cou--:.1-10'-0" ....Jlf'U't ~ m...a...n @ ~AL SITE PLAN I (~ \ ·-:1 ). "-·,.~.J • ,c•) '1 ." '~ .. _ •. ["\ { ,·I' '°~.1·. (:: .. ~ \ ' / " .,_,,,.. ~ r..,.., ... " v~-. .... _ ..,.r.... : ,...."" . \.,_ ') ~) { . 0 { . ') (;~\'(_;·_-_···, /('\: 185' -0" ·-'.,,__J' \..._.;.l ".;~,./ 7 \.-.. 1/\. ("'\ \ ,.,. ), . \17 . \\ ..;vi o\i->. lJ'...- i• 1TT-3 1 I I i EXISTING I 01 I , .<)\tf: b ---·~~--., .. ,, -. { "'::!, .. ,,,, \ ,, ), •. ,A.'-4 l"·"r ··J 10, 0.. (:'~,~¢ESS 9 .. ,0.. ·-'''YPQJNT < .... -~-.,.\ /''~;.'< ( '1· \A--"\ {•' :.-ll J i .cir·,.-.) \, .. J: ,. ,--· -~-·· 24'-0" •,,, __ ,/ \, __ _,!• ..__,.--" 1s•a,.. I . -·-·--·-' UAT -',6'-"()"'----: ""'sE'FA, L:-------·-. 3a_ ·, 3'"::::::::, -~ 1 \1'.~ .( ' . ,,....'"'··, _,,'-""'"\ ·;..-··"·., ..... ..,.,,,,~ ,..,,""'"·1 / " • .. ' H -,,,,,1 :~9 .'(i:. ) / I .. I I ,.~ .. a; .. ~~-... --~·-·---• .... ,_ S 4 U,/ E """-· -~-0 ' /""PR_OP_OS~D TRADING FLOOR 0 ~ GARAGE C _..,. ...... r=r=,: ,er, I -.. --~----• ' i :l : i:.;,;,w:, :. ::::n; ~ <c1111111 : ;~:: E!~ij:: g .......... . • .§ < " • • II z •o o-.. : Z C 0 .. .... -II • .. • ' • 3 : g < ~ l: z ~ 0 >-' z " ~ w 0 Q! • • ""---- ·100a -------------------------------------------------------------------------------------------------------------!------- 45'-6" -.- r..-1-11~-· .... 1..-.... -u ~It\ It I ~24'-0" I E I I I I I I I I 1 I~ 1 ..,,,,,.--...,. "'--..-,~--''/ i~ 17'-0" 6'-4" ll'ti?: ,c ' ' 11--HELIP AD GARAGE C 261'-8" 0 ' 0 ~ PROPOSED TRADING FLOOR CLEVEL 6> (12 PASSENGER -;JII HELICOPTER) j :2~ ~ Nd g PSE PARCEL CNOT P,ART OF PROPOSEO PROJECT> GARAGE B FF: EL •32'-0" 0 ' 0 ~ •..• -----------------.. ---·-·--- PROPOSED SKYBRIDGE 8c RAISED WALKWAY GARAGE A 19.35' 0 0 ~ N I 17/_;;_~():·.·. ,, 30' -' _.,:' "" ". 1 j"C/j REC ? .-f I :;i 11:,)• ~· 1 \ r..s Y~; , ;~ 17' ,=, >~<:_.> < 1 <, ,,h ;_;:_:t.~:! !!,, , ACCESS -' ~··"··' P()INT I . _t ~ dn~1·c2 .. _: .. ' ~ . ' .,.,,-8 .· ..11111111 XL L L L L L l ···.· ·. i 'lit,4;A;~T'"'~· 1.o• . --~~-·r .J" . . -• ---•---'d:,.,,._ ~ ::J•O ......---' I ·1 . . .. . ·-~Lt.' /A-. ( ... -l . I '..r- TT-2 EXISTING 0 ' g i •. s 87' 18'317"1.°'! · 11.31', l :J . ,, {;ji" ' ""' /' • / ;,_,.p ; . ! 'i •• ; -;o"' t t:55 • -=if; •• . ~ .:::::: •.: II.=·· ::~;:== !•..i .u,1-1, • .~ • • C u II " ID o-.. : " C D a. .... -· • .. • : 3 : < ~ ,i 0 .. z w 0: _J --- Al ,... . .....,. ® PARTIAL SITE PLAN ... , . ..,. f=F}====j, er, ·100b ---------------------·--·--------------------·-------·------------------------------------------------------------------------------------------------------------------------- ---------------------------------·-------------------------------------------·----------------------------------------~------- • 3S ,~,,::: ..... SOUTH RENTON . VILLAGE PLACE I".,,,. 347'·9" ,--------------.., -iTT-2 ! '? J~ L~~IS_!'.~~..J @ c==.___ ~-' .-~~-.-~~, 36'·0" 8'-"J" > 07° 05'07" . -··~L-VY ) I I I Is ~-05 R • 1810.00' ""'r'G"IA ~, 15' 9" 16 -5 .., . ·11 40'·5" 24'-7" -,; . ! ~ .... i ~= ! i: I, -;ii: .. : ii:i. l;u, "':; i l:S:: • 9§ • • • u .. . SD a· ... " .c DL .... -· • .. < il % 0 >- % w "' ,m_ - -.. o. " . .-'· ·,.I:~ ... ~··. a~W-o•r ' , ,, 24'-0" · ; L -223.83' · · er, ~:'\·,:...-. " '-' -7'-0" 22'-0" ... ,..... n L PARTIAL SITE PLAN H IA-100c cw I __ 9 _ ........... ____________________________________________________________ ----------------------------------------------------------------------------- -,yaltALL ••n Pl.All .... ...., ---------------------------------------------------------------------------------------------------------------------~------- ~ i ! -'-'-··-·----------. . ; ! N -··;---· I ----"--~ ' ACCESS POINT T _.,,-,,. < ( "' "1 r"<'--._ . .! • . .; r / ~x '\ . .._._.{'/ ADJACENT OWNER: RENTON VILLAGE ASSOCIATES 1 '-·---·-'") ----,.--;"""'""T"'"-;.,1-----1 -·"'" 23',2" 21''4" C) ' §? t" (?>, I.C)-'-) \ Z3'-2" I \ ;_ SOUTH RENTON VILLAGE PLACE TT-1 EXISTING i -"*~ I; N~. --~1 N , }j ,/, 23'-Q" .k . , -. -. 4-'~Q';-''.'---< /:J''. r. I • • , ' ... ,.::_. •·• ~ r·, .-., ,r,__,.--'('.'",;r•"-,, ••. "':"~g~nrj..: ··',, ' ,,,=,\ ' ' , ,y "> • :,>-,, ' \ C " "i , 0 'f A-\-f '7) ; ' ) r. ::..1 ', , • : . 9• 2 ~ ~.... ,~, i ~1 ( , r'-~~,-"'··I , \ ' , ' ' • ; \ ,, -I:, •. i ,,, ' •. '0-4\l'QS'.'.-'ff -,--~ ~ lo 1 t • I ... -,;:,. •• , " si)...:k\---,..."=J-----24"SO--"" 122'· " o ~ • .J. "< ·J -,,--~ / \, , , ~ -" ,/ ~-:::______ .... --0.. 1as·=-~ .. -• "';"' ·-' 509• 48'29"E ' -•. ' -'-<~-:r ·--"?::_ ----• _,,_____ -:::; 1 ...: I J:--16.47-, -:--__ (·:·) ~---------FL90D ZONE ~-=SET CORNERS (__ i5I~ it:::-,:;;;·•,/', IL', 'so•' "/--· • ..::: -··-RM •17672 \ ~·u.J lf) ~~-G' J,llLL~ . ./---~_ASS_ IJLSIRf:B,1 --~'Z_ ~ .. //' ~~~10·~2·~~-----------.., 15 \ -• • • ·---------R • 11360.00' 4.00' 1 2.1!{)'"""" • .~ < " • • ... so o-... • zc 0 .. .... ii II .. ; -;o~ .. :CII::; ! "'<1111111 a. :I•• I .!: _.:: iu ~i:: ... : •"" ... Net-1, < ~ z 0 ,_ z w "' WL.. ~'.".'."'.:::'.'=·- ~LOOD ZONE AH :k-.~=-----:-:-;;: 00'28" N09~'06"W S80° 49'08"W ~ • '.\"::_:_:.. .. ---, L • 398.09' .o.~D2_'4 " [ CONVEYANCF;_._BE.G.ORDING ... , ..... 1==Fi===1. PAATIAL SITE PLAN R • 11364.00' NUMBER8708140473 -100d L • 9.13' ------------------------------------------------------------------------------ Denis Law Mayor · . December 23; 2009 Department of C:ommunity and Economic Development Alex Pietsch, Administrator Keith Maehlum Renton Properties, LLC 2025 First Avenue #700 Seattle, WA 98121 SUBJECT: Development Agreement Comments Triton Towers Expansion/LUAOS-117, ECF, SA-M, CU-H Dear Mr. Maehlum: The City continues to be committed to the economic development opportunities for the future expansion and development at the Triton Towers site and wants to see this project move forward. We appreciate your written feedback on the comments provided to you in the November 24, 2009 hold letter. The City reviewed your comments to develop the attached Final Red Line af the Draft Development Agreement -Term Sheet. This document summarizes the requests by the applicant and requests by the City for the proposed development agreement. In order to expedite this process, we request you re-draft the development agreement to include the information within the. attached Final Red Line Draft Development Agreement -Term Sheet for the City's review and approval. An expedited timeline would include the receipt of a revis.ed draft development agreement for City's review by January 8, 2010, which could result in a February 1, 2010 Environmental Review Committee date. The City ;s committed to working with you to complete this process in a rea.sonable time frame. However, until staff has a draft development agreement that is acceptable to both the applicant and . . . the City, the project shall remain on hold. Once a draft development agreement is agreed upon, the project will be taken off hold and allowed to continue with the land use entitlement process. . If you have any . questions about the comments please feel free to contact me at (425) 430-7314. Sincerely, Vanessa Dolbee Senior Planner Enclosure: Final red line· of the Draft Development Agreement Term -Sheet cc: Mark Ludtka -Callison/ Applicant Alex Pietsch, CED.Administrator Chip Vincent, Planning Director Suzanne Dale Estey, Economic Development Director Neil Watts, Development Services Director Renton City Hall •-_ 1055 South Grady Way • Renton, Washington 98057. • rentonwa.gov Triton Towers-:: Expansion -{CED Comments in Red) Development Agreement -Term Sheet (Note: Items in bold italic are terms to be incorporated in the Development Agreement) I. Property Ownership 2. Project Site 3. Development Under this Agreement 4. Allowable Development a. Maximum allowable development i. Generally per the Master Site Plan b. Office development i. Up to 1.2 million s.f. per the Master Site Plan c. Residential development i. Residential must be located within the areas identified in Exhibit A and must be developed consistent with CA zoning standards, except: 1. No maximum dwelling units per acre 2. RedueedpaTki11g FequiFenientsjo, ,esidentia.', mi11imu1118jO. ?stalls per unit (This would be included as a parking modification through the Jfaster Site Plan review) 3. Same building height allowed as CO zone [cannot achieve 250 foot height allowed under CO zone due to avigation easement restriction to approx. 182/eet] 4. Ojfsite parking is allowable within 300/eet of site [this would allow the parking to be located in the common parking structure shown on the master site plan] d. Hotel development (new section) i. Hotel must he .'oeated within 300feet of! 10Suse would be permitted e. Mandatory phasing of development i. Residential must be accompanied by or built after additional office development f. Urban Design District 'D' 1. All new development on the site would be subiect to Design District 'D' standards (R,UC 4-3-100/. ](design district 'D' does not meet the intent of the proposed development, then the applicant can identifv an alternative set o(regulations from another existing design district (A-D/ i11 the Renton Municipal Code that would fit their vision (or this development or agree to meet the desig11 standards that may be in place for the property at the time o(Site Plan submittal/review. 5. Vesting Term DA -Term Sheet 08/26/09 a. Vesting of development regulations i. Vested upon approval of this Development Agreement b. Police power authority i. Vesting provided under RCW 36. 70B c. Tenn of Agreement i. 20 years ii. JO years from the date of approval ofthis Development Agreement, the applicant shall have submitted for building permit application for 50 percent ofthe development for the site. ](building permit application for 50 percent has not been submitted then vesting to impact/mitigation fees shall be null and void. iii. lfthe requirements of section 5.c.ii oft/tis development agreement have been met bv the end ofthe I 0-year time frame than vesting to the impact/mitigation fees shall remain as originally vested by this Development Agreement d. Optional Regulations i. Owner may opt in to future regulations 6. Transportation a. Vesting to concurrency ordinance and impact fees i. Vesting effective as of the date of the Agreement (Vesting shall be to the new impact fees that are anticipated to be adopted in 2010) b. Concurrency approval i. Vested upon approval of this Development Agreement c. Trip Ceiling for the project i. Limited to 2,046 net new PM Peak trips (use a maximum trip ceiling for the entire site, existing and new, to help clarifv the transportation credits for the site) d. Credit for existing trips e. Credits against transportation impact fees f. No additional transportation concurrency review 7. Utilities (The City will provide the applicant with re-worked language to ensure the we are not responsible for improvements needed for connection of the buildings to the existing systems) a. Sanitary sewer system i. City infrastructure capacity is adequate to support proposed development b. Water service i. City infrastructure capacity is adequate to support proposed development c. Storm sewer i. · City infrastructure capacity is adequate to support proposed development 8. SEP A Compliance DA -Tenn Sheet 08/26/09 ' a. Project-level SEPA review complete for all components of Master Site Plan i. The Master Site Plan to become a part of the Development Agreement (i.e. Attachment A) b. Further SEP A review limited 9. Project Mitigation a. Transportation mitigation 1. Required improvements h__No off-site improvements are required other than selection of elements from TDM menu-TJ,e applicant sl,al/ address tl,e following questions about TD11f to the satisfaction ofthe City's Transportation Division: 11. Impact fees •Describe quantifiable obiectives (x percent reduction in p.m. peak-hour vehicle trips, x percent non-SOV mode share and or attainment ofx.x average veJ,icfe ridership); •Identifv specific actions to be taken as part of developing and operating the site; •Detail how the TDM measures will be monitored; •Describe how continued performance o(the TDM program will be a requirement ofpropertv development/ownership, as well as actions tl,at the tenants will be required to take as a condition of occupancy (if applicable); and •Ide11tifi1 actions that iurisdictio11s can take to enforce adherence (for example, halt issuance ofpermits sought by propertv owners until compfia11ce is achieved), remedy undesirable performance (pre-identified enhancements). and sanction failure to perform (assess a "per trip 110t reduced" fee to cover the cost o(taking actions at nearby work sites). I. New trip fee not to exceed upcoming fee schedule to be adopted by the end of 200910 a. Street frontage improvements would be required along South Gradv Way and south along Talbot Road South to the north edge o(tl,e PSE property. These frontage improvements would include an eight-foot landscape strip and 12-foot sidewalk along the identified street frontages. Dedication may he required. In addition, 11ew street lighti11g. built to Citv standards, would be required along the fro11tage o(the entire property. b. Storm water mitigation DA -Term Sheet 08126109 i. No storm water detention is required pursuant to draft 2009 King County Surface Water Design Manual language ii. Water quality enhancements will be provided c. Critical areas buffers and mitigation i. Rolling Hills Creek -The proposed Master Site Plan does not envision any construction along the south property line adjoining I-405 west of the east face of TT-I. In the event that construction occurs west of the east face of TT-I along the south property line, additional buffer mitigation will be provided along the north side of open portions of the creek. ii. There are no other critical areas on the site that will require additional mitigation. 10. Permit Processing a. Master Site Plan and Environmental Review (SEPA)All diseretiBnfl1" apprB·:Rls are covered by this Development Agreement-project development may proceed to administrative Site Plan Review and subsequent constructiolllbuilding permit stagey,_ 11. General Provisions DA -Term Sheet 08126/09 ' f&· ·--····················· ,, ,..... RENTON VLLAGE.: ·-= ~- ' -· fn-,1 L~--- S, R.40S ' - ff EXHIBIT A SITE AND BUI Sli!'. NIE.I. TOT.IL FOOlj>flfn Of t.E':W 8u ~fr:&~ [~TIIIG llUl1lJMC TT. ~ ~n~~ ~TT:, TOTll sr IIEW omct GRDSS Sf PISTIIIG m1CE ~~: gffl~ 5 GROSS S.f.nf.W PAP.YJN<i C.IRI TOTM. Cl.RAG! P.IRKtlG SToli.l EXIS'fe.lG OH-CAAi)( PAAKOIC 1 ~~5,f~IT~.ft.sClH· TOT.It. Oll•GRAOE PAAl:M. STA TOTl,l SIT( PA!IDI(; ST.Iii.LS ~==:ns~= ijgJMlJ~no~1_TfJk~ TOT lrl LMtlSCJ.PE AAEA· ~l~L~~ffR / JJ~'it; SI REOU:RED I BUILOilG TT·, TT·5 TT-6 TT-7 GARAGE It GIRAGE 81 G.I.R~E D ~ ' I SCJl.f• r • S0'-0- Triton Towers-:: Expansion -(CED Comments in Red) Development Agreement-Term Sheet (Note: Items in bold italic are terms to be incorporated in the Development Agreement) 1. Property Ownership 2. Project Site 3. Development Under this Agreement 4. Allowable Development a Maximum allowable development i. Generally per the Master Site Plan b. Office development i. Up to 1.2 million s.f. per the Master Site Plan c. Residential development i. Residential must be located within the areas identified in Exhibit A and must be developed consistent with CA zoning standards, except: 1. No maximum dwelling units per acre 2. Reduced par,~ in g requiFeme.'fts for resitie11tial, minimum of 0. 7 stalls per unit (This would be included as a parking modificatio11 through the Master Site Plan review) 3. Same building height allowed as CO zone [cannot achieve 250 foot height allowed under CO zone due to avigation easement restriction to approx. 182/eet] 4. Ojfsite parking is allowable within 300 feet of site [this would allow the parking to be located in the common parking structure shown on the master site plan] d. Hotel development (new section) i. Hotel 111ust be loeated witliill 3()() feet off f05use would be permitted e. Mandatory phasing of development i. Residential must be accompanied by or built after additional office development [. Urban Design District 'D' 1. All new development 011 the site would be subiect to Design District 'D' standards (RJIJC 4-3-100). ](design district 'D' does not meet the intent of the proposed development, then the applicant can identifv an alternative set o(regulations (i'om another existing design district (A-D) in the Renton Municipal Code that would fit their vision for this development or agree to meet the design standards that may be ill place for tlte property at the time o(Site Plan submittal/review. 5. Vesting Term DA-Term Sheet 08/26/09 a. Vesting of development regulations i. Vested upon approval of this Development Agreement b. Police power authority i. Vesting provided under RCW 36. 70B c. Term of Agreement i. 20 years ii. JO years from the date of approval ofthis Development Agreement, the applicant shall have submitted for building permit application for 50 percent o(the development for tire site. /(building permit application for 50 percent has not been submitted then vesting to inwactlmitigation fees shall be null and void. iii. /{the requirements of section 5.c.ii ofthis development agreement have been met by tire end ofthe 10-year time frame than vesting to the impact/mitigation fees shall remain as originally vested by this Development Agreement d. Optional Regulations i. Owner may opt in to future regulations 6. Transportation a. Vesting to concurrency ordinance and impact fees i. Vesting effective as of the date of the Agreement (Vesting shall be to the new impact fees that are anticipated to be adopted in 2010) b. Concurrency approval i. Vested upon approval of this Development Agreement c. Trip Ceiling for the project i. Limited to 2,046 net new PM Peak trips (use a maximum trip ceiling for the entire site, existing and new, to help clarify the transportation credits for the site) d. Credit for existing trips e. Credits against transportation impact fees f. No additional transportation concurrency review 7. Utilities (The City will provide the applicant with re-worked language to ensure the we are not responsible for improvements needed for connection of the buildings to the existing systems) a. Sanitary sewer system i. City infrastructure capacity is adequate to support proposed development b. Water service i. City infrastructure capacity is adequate to support proposed development c. Storm sewer i. City infrastructure capacity is adequate to support proposed development 8. SEPA Compliance DA -Tenn Sheet 08126/09 • ' a. Project-level SEPA review complete for all components of Master Site Plan i. The Master Site Plan to become a part of the Development Agreement {i.e. Attachment A) b. Further SEP A review limited 9. Project Mitigation a. Transportation mitigation i. Required improvements b_No off-site improvements are required other than selection of elements from TDM menu-The applicant shall address the following questions about TD111 to the satisfaction o(the City's Transportation Division: 11. Impact fees •Describe quantifiable obiectives (x percent reduction in p.m. peak-hour vehicle trips, x percent 110n-SOV mode share and or attainment ofx.x average vehicle ridership/; •Identifi, specific actions to be taken as part of developing and operating the site; •Detail how the TDM measures will be monitored; •Describe how continued performance ofthe TDM program will be a requirement ofproperty development/ownership, as well as actions that the tenants will be required to take as a conditio11 ofoccupancv (if applicable); and •Ide11tifv actions that iurisdictions can take to e11force adherence (for example, halt issuance ofpermits sought by property owners until complia11ce is achieved), remedy u11desirable performance (pre-ide11tified enhancements), and sanction failure to perform (assess a "per trip not reduced" fee to cover the cost oftaking actions at nearby work sites). I. New trip fee not to exceed upcoming fee schedule to be adopted by the end of 20()1) IO a. Street frontage improvements would be required along South Gradv Wav and south along Talbot Road South to the north edge ofthe PSE property. These frontage improvements would include an eight-foot landscape strip and 12-foot sidewalk alo11g the identified street frontages. Dedication may be required. In addition, new street lighting. built to City standards, would be required along the frontage ofthe entire proper(]•. b. Storm water mitigation DA-Term Sheet 08/26/09 i. No storm water detention is required pursuant w draft 2009 King County Surface Water Design Manual language ii. Water quality enhancements will be provided c. Critical areas buffers and mitigation i. Rolling Hills Creek -The proposed Master Site Plan does not envision any construction along the south property line adjoining 1-405 west of the east face ofTT-1. In the event that construction occurs west of the east/ace of TT-I awng the south property line, additional buffer mitigation will be provided along the north side of open portions of the creek. ii. There are no other critical areas on the site that will require additional mitigation. 10. Permit Processing a. Master Site Plan and Environmental Review (SEPAJAII tlisere#enary 11ppH11•als are covered by this Development Agreement -project development may proceed to administrative Site Plan Review and subsequent construction/building permit stage!,_ 11. General Provisions DA-Tenn Sheet 08126109 , r¥· ,_, ······ ·············· ,,.. RtNTON VI.LAG£ SHOPPINC ctNTER ~ r ·=~:~ S.R 405 GARAGE C ur-r CARACE 8 Ff': El • 32'·0" /. 1ii irTI JO'• .--PROPOSED lRAOING FLOOR llEV(L 6> . PS£ PNICEt. tHOT PNIT or ~PRMCH • EXHIBIT A • SITE AND BUI $IT[ m.1,;. TOTA. roo1PRm or 1,tw Bu ~fNCffOr1C'W:L.:i [l!STIHG fl., !J:i TT-1 TOTH. S, NEW OFFICE GROSS Sf EXISTffG 0Frrt£ =a 8~1 GROSS SF. l,(.W PARIUUG CUI, TOT.IL CIRAC[ PAAK!NG ST.11.l EXISTINC OW•C$!« PMK~IG 1 PACIP-05£0 olOOIJ!()tllli, 011-GRKJE PIBKIHG ST,IUS 10Toll Oll•GR,t)[ P~ STA TOTAi. Sllf PMmG SflUS ~=~~ tl:8~= ~L'mf:5/i~~ TOTAi,. L,1fi0SCN'£ Nl[A· ~T~l~~5ff/s~ft'ic SI R[OU:REQ I BUILOIIG TT-~ TT-5 TH TT·7 GARAGE A GMAGE 81 """"'' SDI.ft ,. • !0'-0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M EM 0 DATE: November 4, 2009 TO: U M ~: LlC_:_:D~~---""'V""a""n""e"'ss"'a'-'D""o"'l-"'b"-e"'e'-'A..::s:.::so:.o::::ci.,,.at.:.:e:..P:..:l:::a:.:.n:.:.ne:::r~x:.:7_:3:,:1:4_J SUBJECT: LUAOS-117 Triton Towers Expansion The attached documents coincide with the documents previously circulated on October 29, 2008, for the subject project. Please refer to your original file for the large size plan sets and studies that were circulated originally. Additional, find enclosed copies of the applicant's Draft Development Agreement and Term Sheet that would coincide with the Master Plan and SEPA review for the subject project. Included with the circulated documents, is a "red line" Term Sheet, containing initial thoughts from the Community and Economic Development Department. Please provide feedback on both the new proposal for Triton Towers and the Development Agreement by the comment due date of November 18, 2009. Thank you. h:\ced\planning\current planning\projects\08-117.vanessa\memo to commenting departments 08- 117.doc THE WATERSHED COMPANY December 2, 2009 Keith Maehlum Renton Properties, LLC Via email: kmaehlum@halrealestate.com Cityot R Ptannin enton 9 D1v1sion DEC -! SCIENCE & DESIGN Re: Triton Towers Project at 555 S. Renton Village Place -2nd Round of Muckleshoot Tribe Review Comments The Watershed Company Reference Number: 080805 Dear Keith: Thank you for forwarding the Muckleshoot Tribe comments to us that were issued for the Revised Notice of Application regarding proposed site improvements on the Triton Towers property. The Tribe's comments, prepared by Karen Walter, are listed below in italics followed by our responses. Rolling Hills Creek Hydrography and Water Typing Concerns The proposed property has two streams on site. The first is Rolling Hills Creek, which to our knowledge a majority of this stream flows in pipes underneath the existing parking lot. A portion of Rolling Hills Creek also flows through an open channel. The second stream is a tributary to Rolling Hills Creek which discharges into Rolling Hills Creek on the project site. This is based on information in the Stream Evaluation Report and information we received from the Washington Department of Transportation (WSDOT) for both the I-405 Renton Nickel and I-405 Tukwila to Renton road projects. Please note that based on the WSDOT information we received, the Stream Evaluation Report is likely in error. 11,e tributary they describe as flowing westerly along the south edge of the property is actually Rolling Hills Creek mainstem, not its tributary. The above comments regarding the main channel/tributary description are essentially a repeat of the comments provided by the Tribe during the initial review period. These comments were addressed in our previous memo: Triton Towers Project at 555 S. Renton Village Place -Muckleshoot Tribe Comments on our Stream Evaluation Study, dated November 18, 2008. As detailed in that memo, Rolling Hills Creek is piped under the parking lot on the property and daylights at a box culvert about 250 feet east of the western property boundary. The tributary is a ditched stream that joints the mainstem (Rolling Hills Creek) at the box culvert. Both these stream features are on the south property edge adjacent to I-405. 7SO Sixth Street South I Kirkland, WA 98033 p 42S.812.S242 : / 425.827.8136 I watershedco.com .. K. Maehlum Triton Towers December 2, 2009 Page 2 of 5 The Stream Evaluation Report is also in error regarding water typing for Rolling Hills Creek. The Report indicates that the stream meets the criteria for a Class 3, non-fish bearing water as mapped by the City and also based on information from Washington Department of Fish and Wildlife's (WDFW) Salmonscape map and WADNR water typing maps. If the consultants had contacted the Muckleshoot Indian Tribe Fisheries Division when drafting this report, then we would have informed them that Rolling Hills Creek is fish bearing within the project area based on observed resident fish by the WSDOT in December 2004 and January 2005 based on their field work conducted as part of the I-405 Renton Nickel project NEPA and permit process. Also, based on a conversation that I had with the WDFW Area Habitat Biologist for this area awhile ago, it is my understanding that he observed fish in Rolling Hills Creek in the open channel on the project site in the past (Larry Fisher, WDFW, pers. comm.). The Stream Report does indicate that "both the tributary and mainstem portions of the stream generally meet the state's minimum requirements for the presumption of salmonid fish use based on physical characteristics, such as channel width and gradient". Based on the fish observations and the physical criteria information, these streams should be a Class 2 streams, not Class 3 streams. The above comments regarding stream classification are essentially a repeat of the comments provided by the Tribe during the initial review period. These comments were addressed in our previous memo: Triton Towers Project at 555 S. Renton Village Place -Muckleshoot Tribe Comments on our Stream Evaluation Study, dated November 18, 2008. The physical characteristics, such as channel width and gradient, observed in both streams match the characteristics of waters presumed to have fish use according to the Washington Administrative Code (WAC 222-16-031). Note that fish use and salmonid fish use are not equivalent. The City of Renton Code makes a distinction between resident fish use and salmonid fish use in their stream classification system. Our initial report did not state that" the stream meets the criteria for a Class 3, non-fish bearing water as mapped by the City" as asserted by the comments from the Tribe. Rather, we observed the stream to be used by non-salmonid fish and upheld the current classification of this stream as a non-salmonid-bearing, perennial stream (Class 3) according to RMC 4-3-050Q4. We do not contest that the stream is used by fish -we observed small, non-salmonid cyprinid fish (dace) in the stream ourselves -but rather that evidence of any salmonid fish use of Rolling Hills Creek on-site justifying a change in classification on that basis is not forthcoming. Proiect Impact concerns Based on the incorrect water typing discussion above and potential project impacts that were likely not considered as a result, the project may need to be modified to ensure that all adverse impacts to the stream and its buffer are fully mitigated. As part of this, the project needs to verify that there will be no impacts to the regulated stream buffer for the open portion of Rolling Hills • K.Maehlum Triton Towers December 2, 2009 Page 3 of 5 Creek. Please indicate if the project will adversely affect the regulated 100 foot buffer for Rolling Hills Creek and if so, the proposed mitigation for this impact. First, as a Class 3 water in the City of Renton, Rolling Hills Creek would have a 75-foot regulated buffer width (RMC 4-3-0SOLSa(i)), not 100 feet as stated by the Tribe. Still, according to the Triton Towers Expansion master site plan set (dated October 6, 2008), no work will occur within the regulatory stream buffers. The project also needs to ensure that stormwater will not adversely affect Rolling Hills Creek and the salmonids within it. The environmental checklist indicates that there will be no work within 200 feet of the affected Class III stream; however, the checklist fails to disclose where the City of Renton's storm drainage system discharges. We suspect that Rolling Hills Creek receives stormwater through both stormwater only piping and combined streamflows and stormwater piping that is shown on a map we received from WSDOT. As a result, it is likely that stormwater from this project may adversely affect Rolling Hills Creek and the salmonids within it. There may be an increase in stormwater runoff due to creation of the new impervious surface areas from this proposed project. if so, there will be adverse impacts to juvenile salmonids and salmonid habitat unless the stormwater is infiltrated 100%. If stormwater cannot be infiltrated at 100%, then the stormwater must be managed to avoid direct adverse impacts to juvenile salmon. Please note that these impacts depend on part as to which stormwater detention standard will be used for this project; it was not disclosed in the checklist. Total impervious surface will remain relatively constant. According to site plan, the net change in impervious (street, building and parking) surfaces is a reduction of 100 square feet of impervious surface. The proposed site improvements will be designed to comply with the City's stormwater regulations. Stormwater design is currently in process. Although it is not required, the preliminary design includes a storm water vault to improve treatment of run-off. For example, if the project uses the flow duration standard (KCSWDM Level 2 standard), this standard requires projects to match pre-developed site flow rates for 50 percent of the 2-year, 25- year, and 100-year design storms. This approach is typically used to reduce downstream flooding, as well as, erosion that can degrade or remove salmonid habitat elements (i.e. stable gravel and large woody debris). However, this standard fails to consider that stormwater discharges increase the volume of water in a receiving waterbody and at certain periods of the discharge hydrograph often results in increased stream velocities compared to the pre- development condition or the duration of certain stream velocities. Juvenile salmonids can be displaced when they are exposed to water velocities not within their preferred swimming abilities. Juvenile salmon have difficulty to maintain position in velocities of more than 1.0 foot per second for more than one hour; and juvenile salmon seek shelter in areas of low velocity, typically less than 6 inches per second. These water velocities can occur during flow events associated with K. Maehlum Triton Towers December 2, 2009 Page 4 of 5 storm events smaller than the one-month event. Any detention standard less than a Level 2 flow control standard will have more impacts accordingly. We would expect that Rolling Hills Creek would be used by juvenile salmon; therefore, the project must address the potential impacts to juvenile salmon as a result. To address the concerns discussed above, a potential mitigation measure could include modifying the proposal so that Rolling Hills Creek is daylighted and enhanced through the project site. Daylighting the stream will likely require relocating the stream to accommodate the existing and new buildings. One approach could be to relocate the stream to the eastern portion of the site and reconfiguring the parking lots and creating a stream crossing at South Renton Village Place. Trees and willows should be planted to provide shade and wood should be placed in the new and existing open water channels for fish habitat. This approach would enable salmonids an increased likelihood of withstanding stormwater discharges from this project. In addition, this approach would provide mitigation for the existing piped stream segments that were likely never mitigated for when built. Please note that if this project is approved with a portion of Rolling Hills Creek remaining in pipes without mitigation, then this project will maintain an existing adverse impact to salmonids and their habitats without mitigation and an opportunity to restore fish habitat will likely be lost permanently. Finally, another reason to daylight and improve Rolling Hills Creek as part of this project is that WSDOT intends to widen I-405 and SR 167downstream and adjacent to this project site and will likely affect the culverts in the area as a result. These road projects present an opportunity for some, if not all of the downstream blocking culverts in the highway expansion area to become fish passable as a result. Please note that the Muckleshoot Indian Tribe Fisheries Division is expecting fish passable culverts as part of the road widening projects. The Muckleshoot Tribe raises the questions of whether the piped or otherwise modified/charmelized stream under the parking lot was mitigated for at the time of the original site development. This work was permitted and performed by the City approximately two years ago and the comment period for that completed work has passed. Reviewing prior development is beyond the scope of our current study, which is focused on existing site conditions. We will be unable to entirely resolve the issue of mitigation for prior site alterations. However, the current City Code requirements are making present-day strides to improve in-stream and riparian habitats throughout the City limits. No culvert replacement or in-stream work is proposed for this project. Daylighting the piped stream segment, while laudable, is not proportionate to the impacts posed by this project. Again, the project will be designed in accordance with the City's current stormwater regulations which are likely more stringent than those in effect during previous site development. These factors should result in modest improvements with respect to stormwater quality and quantity compared to existing conditions. K.Maehlum Triton Towers December 2, 2009 Page 5 of 5 Please call if you have any questions or if we can provide you with any additional information. Sincerely, Nell Lund Ecologist, WPIT ~ p J)li~ i./ Greg Johnston Senior Fisheries Biologist, EIT, CFP PUBLIC WORKS DEPARTMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M November 12, 2009 Arneta Henninger, CED Plan Review Bob MahMnsportation Planning, extension 7322 Triton Towers Expansion (LU408-117) As requested, we have reviewed the documents (particularly the Draft Development Agreement, Development Agreement -Term Sheet with CED Comments in Red, and the Revised Transportation Impact Study) attached with the November 4, 2009 memo from Vanessa Dolbee regarding the subject proposed expansion project, and have the f9llowing comments: -~. Draft Development Agreement (September 22, 2009): • Paragraph 6.1 See comment on Development Agreement -Term Sheet with CED Comments in Red. • Paragraph 6.4 -Question the 2,046 Net New PM Peak Hour Trips. Where does this number come from? The maximum Net New PM Peak Hour Trips as determined by the Transportation Impact Study is 1,246. • Paragraph 6.6 -Where are dedication of land and other contributions of improvements described herein? Suggest deletion of this paragraph. • Paragraph 6.8 -Not clear to us what is intended here. TDM strategies are not alternative mitigation but are included as Required Mitigation. What are other transportation system improvements? Suggest re-writing this paragraph. • Paragraph 9.2.1 Required Improvements. Request the addition of the following measures to the TOM program: o Describe quantifiable objectives (x percent reduction in p.m. peak-hour vehicle trips, x percent non-SOV mode share and/or attainment of x.x average vehicle ridership); o Identify specific actions to be taken as part of developing and operating the site; o Detail how the TDM measures will be monitored; o Describe how continued performance of the TDM program will be a requirement of property development/ownership, as well as actions that the tenants will be required to take as a condition of occupancy (if applicable); and o Identify actions that jurisdictions can take to enforce adherence (for example, halt issuance of permits sought by property owners until Arneta Henninger Page 2 of 3 November 12, 2009 compliance is achieved), remedy undesirable performance (pre-identified enhancements), and sanction failure to perform (assess a "per trip not reduced" fee to cover the cost of taking actions at nearby work sites). Request adding to Required Improvements the implementation of pedestrian walkways/sidewalks, appropriate cross-walk markings, landscaped buffers, street trees, and pedestrian lighting to enhance pedestrian movement, safety and environment internally on-site between existing and new buildings and provide connectivity to the off-site frontage pedestrian facilities. Request adding to Required Improvements the upgrading of off-site frontage to street standards anticipated to be adopted in 2009 or 2010. Development Agreement -Term Sheet with CED Comments in Red Item 6 a i -Transportation. Suggest adding vesting to new Street Standards that are anticipated to be adopted in 2009 or 2010. Revised Transportation Impact Study (TIS) Page ii; page 10; page 19 indicate that the Talbot Road South Renton Village/1-405 Off- Ramp intersection will operate at LOS C in the AM peak hour and at LOS Din the PM peak hour. However, a WSDOT traffic analysis (copy attached) indicates that this intersection will operate at LOS Bin both the AM and PM peak hours. Also, the Revised TIS states that WSDOTtraffic volumes were used in determining the LOS at this intersection. The volumes used and LOS determined in the Revised TIS needs to be verified. Figures 3 and 5. Indicate that "Existing" is 2008. Figures 4, 6 and 9. Indicate that "Future" is 2014. Page 9; page 10; and page 19 indicate that the South Grady Way/Talbot Road South intersection will operate at LOSE in the PM peak hour. However, a WSDOT traffic analysis (copy attached) indicates that this intersection will operate at LOS C for the 2014 Baseline scenario. The volume used and LOS determined in the Revised TIS needs to be verified. Figure 8. Question why no project trips are shown turning left from South Renton Village Place onto Talbot Road South at the Talbot Road/Renton Village Place/1-405 Off- Ramp intersection (Number 2). H.\O,vis1011 s\TRANSPOR.TA T\PLANNING\RLM\REVICW'.:,\2009\Trilon Towers E.xpansion LU408-117.doc Arneta Henninger Page 3 of 4 November 12, 2009 Figure 8. At the Lake Avenue South/South Grady Way intersection (Number 4), question why 209 trips are shown turning left from Lake Avenue South when only 105 trips are shown at the Theater Driveway/South Renton Village Place intersection (Number 10), the next intersection from which trips would access Lake Avenue South. Figure 8. At the Shattuck Avenue South/South Grady Way intersection (Number 5), question why 207 trips are shown turning left from Shattuck when no trips are shown turning left at the western Rite Aid Driveway/South Renton Village Place intersection (Number 12) which is the next intersection from which trips would access the Shattuck intersection. Table 7, Page 19. The numbers (1 through 5) for the signalized intersections do not match the intersection numbers on Figure 9. Page 22. Request adding the following measures as part of the TDM program: • Describe quantifiable objectives (x percent reduction in p.m. peak-hour vehicle trips, x percent non-SOV mode share and/or attainment of x.x average vehicle ridership. • Identify specific actions to be taken as part of developing and operating the site; • Detail how the TDM measures will be monitored; • Describe how continued performance of the TDM program will be a requirement of property development/ownership, as well as actions that the tenants will be required to take as a condition of occupancy (if applicable); and • Identify actions that jurisdictions can take to enforce adherence (for example, halt issuance of permits sought by property owners until compliance is achieved), remedy undesirable performance (pre-identified enhancements), and sanction failure to perform (assess a "per trip not reduced" fee to cover the cost of taking actions at nearby work sites. Page 22. Mitigation should also address improvements to enhance pedestrian movement, safety and environment internally on-site and connectivity to the off-site frontage pedestrian facilities. The existing lack of pedestrian on-site is mentioned in the Revised TIS on page ii and the need for pedestrian facility enhancements are described on page 21. Request adding to Mitigation the upgrading of off-site frontage to street standards anticipated to be adopted in 2009 or 2010. Attachments: As noted above cc: Jim Seitz, Transportation Planning and Programming Manager Vanessa Dolbee, Associate Planned, CED H:\OIVISIOn.s\ TRANSPOR. TA T\PLAN NING\RLM\REVIEW)\/009\ Ir II Oil L ::.,wers Expansion LU408-117 doc 1-405, TUKWILA TO RENTON IMPROVEMENT PROJECT (1-5 TO SR 169 -PHASE 2) ENVIRONMENTAL ASSESSMENT APPENDIX D SR 515 (TALBOT ROAD) INTERCHANGE PROJECT Introduction The SR 515 (Talbot Road) Interchange Project will be the next stage towards building the Tukwila to Renton Project. The SR 515 Interchange Project is funded through the 2005 Transportation Partnership Account and is scheduled to be completed in 2011. The Tukwila to Renton Project is very expensive and will be constructed in stages as funding becomes available. As part of the 1-405 Corridor Program, the SR 515 Interchange Project will construct a half- diamond interchange on 1-405 at SR 515. This interchange will allow access from SR 515 to northbound 1-405, and from southbound 1-405 to SR 515. The new interchange will improve access to and from Renton, and relieve congestion at the 1-405 interchanges at SR 167 and SR 169, and the SR 167/SW 43rd Street interchange. Transportation Analysis Current Configuration Currently, there is no access to 1-405 via SR 515. Vehicles destined to northbound 1-405 from SR 515 must use local streets to travel to the 1-405 interchanges at SR 167 and SR 169, or the SR 167/SW 43rd Street interchange. southbound 1-405 vehicles traveling to SR 515 currently exit at one of these three interchanges, and use local streets to travel to SR 515. At the intersection of SR 515 and S Puget Drive, southbound SR 515 has an exclusive left-tum Jane and a shared through and left-tum lane. Proposed Configuration The proposed improvements include: • Adding a new on-ramp from SR 515 to northbound 1-405. • Adding a new off-ramp from southbound 1-405 to SR 515. • Improving SR 515 between S Puget Drive and S Renton Village Place with a slight realignment of S Renton Village Place to align with the new off-ramp. With the new SR 515 ramps, vehicles coming from neighborhoods along SR 515 will have a direct connection to northbound 1-405. southbound 1-405 vehicles traveling to the areas along SR 515 will have a shorter trip with the new off-ramp. Traffic Analysis Traffic analyses were conducted to compare future 1-405 operations and local street operations with and without the proposed SR 515 half-diamond interchange in 2014 and 2030. These analyses determined that 1-405 will perform similarly with and without the SR 515 Project. The proposed SR 515 interchange will not change the number of drivers on 1-405, but will change where some drivers access the freeway. The SR 515 interchange will reduce traffic volumes and improve local street operations at the 1-405 interchanges at SR 167 and SR 169, and the Appendix D / Page-D-1 March 2008 1-405, TUKWILA TO RENTON IMPROVEMENT PROJECT (1-5 TO SR 169 -PHASE 2) ENVIRONMENTAL ASSESSMENT SR 167/SW 43rd Street interchange, as well as the local streets around these interchanges. The SR 515 interchange will reduce traffic volumes at the 1-405/SR 169 interchange by 350 to 500 vehicles during the 2014 morning and afternoon peak hours. The SR 515 interchange will also reduce traffic at the 1-405/SR 167 and SR 167 /SW 43rd Street interchanges by 200 to 350 vehicles during the 2014 morning and afternoon peak hours. The proposed SR 515 interchange will move more traffic through the local streets with little change in intersection delay. With the project, all intersections on SR 515 will operate at level of service (LOS) Dor better in both 2014 and 2030. The SR 515 intersection with S Puget Drive will perform better with the SR 515 interchange because of improvements to the intersection. Exhibit D-1 shows the LOS for intersections along SR 515, with and without the interchange project, during the 2014 and 2030 morning and afternoon peak hour. Exhibit D-1: SR 515 Intersection Peak-Hour Level of Service with and without the SR 515 Interchange 2014 without SR 515 2014 with SR 515 2030 without SR 515 2030with SR515 SR515 Interchange Interchange Interchange Interchange Intersections Morning Afternoon Morning Atte,:noon Morning Afternoon Morning Afternoon S Grady Way C C D c· D C D C SB 1-405 Off-ramp/ S Renton Village A B B B A B B B Place ~ NB 1-405 On-ramp N/A NIA A A N/A N/A A A S Puget Drive E C C B E D D C Safety Review A crash analysis was done on 1-405 in the vicinity of the proposed SR 515 interchange for the three years from October 1, 2003 to September 30, 2006. A total of 567 crashes were reported on 1-405 between SR 167 and SR 169, none of which were fatalities. This section of 1-405 has an average crash rate of 2.21 crashes per million vehicle miles of travel, which is higher than the average for the whole 1-405 corridor and the northwest region of Washington State. Congestion-related crashes (rear-ends and sideswipes) account for 78 percent of the total crashes on this section of 1-405. With the SR 515 interchange, an increased possibility of crashes will occur where drivers will need to merge to enter or exit 1-405 at SR 515. However, the vehicles making these maneuvers will be shifted from the 1-405 interchanges at SR 167 and SR 169, and the SR 167/ SW 43rd Street interchange; no new vehicles will be making these maneuvers. So, while crashes are expected to increase around the new SR 515 interchange, crashes are anticipated to decrease at the 1-405 interchanges at SR 167 and SR 169, and the SR 167/SW 43rd Street interchange. Six of the 1-405 ramps at the SR 167 and SR 169 interchanges are High Accident Locations (HALs). The SR 515 Project will decrease traffic volumes on three of these ramps and should reduce the crashes at these locations: Page D-2 I Appendix D March 2008 1-405, TUKWILA TO RENTON IMPROVEMENT PROJECT (1-5 TO SR l 69 -PHASE 2) ENVIRONMENTAL ASSESSMENT • southbound 1-405 off-ramp to northbound SR 167; • northbound I-405 on-ramp from northbound SR 167; and • northbound I-405 on-ramp from northbound SR 169. A crash analysis was performed on SR 515 between S Puget Drive and S Grady Way (0.45 miles) and showed a total of 66 crashes in the last three years; 32 were rear-end crashes, and none were fatal accidents. The intersection at SR 515 and S Grady Way had the highest concentration of crashes, with a total of 34 crashes, including 14 rear-end and 12 angle/left-tum crashes. The addition of the I-405 ramps will introduce one new intersection in this area, increasing the possibility of crashes at that location. However, this slight increase should be offset by the likely reduction of crashes at the 1-405 interchanges at SR 167 and SR 169, and the SR 167/SW 43rd Street interchange. Summary of Traffic Effects The SR 515 Interchange Project is one step in implementing the Tukwila to Renton Project and the 1-405 master plan for this section of freeway. The SR 515 interchange will improve access to the City of Renton and will divert traffic volumes from the congested I-405 interchanges at SR 167 and SR 169, and the SR 167/SW 43rd Street interchange, improving operations at these three interchanges. Appendix D I Page D-3 March 2008 Denis Law Mayor November 24, 2009 Keith Maehlum Renton Properties, LLC 2025 First Avenue #700 Seattle, WA 98121 SUBJECT: "On Hold" Notice Department of Community and Economic Development Alex Pietsch, Administrator Triton Towers Expansion/LUA08-117, ECF, SA-M, CU-H Dear Mr. Maehlum: The Planning Division of the City of Renton accepted the above master application for review on October 28, 2008, which was put "on hold" by the applicant on November 30, 2008. On November 4, 2009, the application was taken "off hold" to circulate the new proposal that included a Draft Development Agreement. At this time, the new information has been circulated to internal City Departments and Commenting Agencies. Much of the comments received by the end of the comment period were unchanged from the original commenting circulation period. With the exception of the City's Transportation Division that provided substantial comments on the Traffic Study and Draft Development Agreement (enclosed). Additionally, in the November 4, 2009 "off hold" letter, the Department of Community and Economic Development (CED) provided the applicant with a cursory "Red Line" of the Draft Development Agreement -Term Sheet. The issues identified in the new comments and the CED "Red Line" shall be addressed prior to the continuation of the Environmental (SEPA) Review and subsequent Public Hearing. Furthermore, the Draft Development Agreement shall be composed in a manner that is amendable to the Applicant and the City prior to moving the subject proposal in front of the Environmental Review Committee for a SEPA determination. In order to facilitate this process, the City recommends that the applicant provide the City with a written response to their comments and, if necessary, followed by a meeting to discuss the comments provided by the City and the applicant's response. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • If you have any questions about the comments please feel free to contact me at (425) 430- 7314. The City looks forward to continuing its work with you to strengthen the land use and economic development opportunities in the Triton Towers area. At this time, your project will be placed "on hold" pending receipt of the requested changes. Sincerely, ~N))M-{Mk Vanessa Dolbee Senior Planner Enclosure: Public Works Memo, dated November 12, 2009 cc: Mark Ludtka -Callison/ Applicant Party(ies) of Record Alex Pietsch, CED Administrator Chip Vincent, Planning Director Suzanne Dale Estey, Economic Development Director Neil Watts, Development Services Director Vanessa Dolbee From: Sent: To: Cc: Subject: Vanessa, Palisoc, Felixberto [PalisoF@wsdot.wa.gov] Thursday, November 19. 2009 05:06 PM Vanessa Dolbee Hanson, Barrett (Consultant); Nguyen, Binh; Roberts, Rick SR 405/SR515 Triton Towers Our comments in this round would essentially be the same as the previous comments we sent -all of which were not aaaressed nor provided in the revised TIA. Felix 'PaliSOC WSDOT -NW Region SrrnKi·1c local Agency & Development Servi :::c Box :no~1:o phone: 206-440-4 713 email: palisof@wsdot.wa.gov fax: 206-440-4806 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: CC: FROM: SUBJECT: MEMORANDUM November 19, 2009 Vanessa Kayren Kittrick Arneta x7298 TRITON TOWERS LUAOS-117 I do not have any additional comments on this project at this time. Thank you! i:\memo.doc Vanessa Dolbee From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Vanessa, Karen Walter [Karen.Walter@muckleshoot.nsn.us] Wednesday, November 18, 2009 05 00 PM Vanessa Dolbee Fisher, Larry D (DFW) FW: Triton Towers Expansion, LUA08-117, ECF, SA-M, CU-H, Revised Notice of Application and Proposed Determination of Non-Significance, Mitigated Follow up Flagged The email below is also being sent in response to the Revised Notice of Application and Proposed Determination of Non- Significance-Mitigated. In additions to the comments below, it should be noted that there is a potential for the 1-405 culverts conveying Rolling Hills Creek to be modified as part of the 1-405 Tukwila to Renton Project as well as any requirements to do so that may occur as a result of the U.S. v. Washington culvert case that is in federal court. Please let me know if you have any questions-253-876-3116. Thank you, Karen Walter MITFD From: Karen Walter Sent: Wednesday, November 12, 2008 1:02 PM To: 'Vanessa Dolbee' Cc: Larry Fisher Subject: Triton Towers Expansion, LUAOS-117, ECF, SA-M, CU-H, Notice of Application and Proposed Determination of Non-Significance Ms. Dolbee, The Muckleshoot Indian Tribe Fisheries Division has reviewed the notice of application materials, including the environmental checklist and the Stream Evaluation Report (The Watershed Company, August 18 2008) for the above referenced project. We are sending the comments below in the interest of protecting and restoring the Tribe's treaty protected fisheries resources. Rolling Hills Creek Hydrography and Water Typing Concerns The proposed property has two streams on site. The first is Rolling Hills Creek, which to our knowledge a majority of this stream flows in pipes underneath the existing parking lot. A portion of Rolling Hills Creek also flows through an open channel. The second stream is a tributary to Rolling Hills Creek which discharges into Rolling Hills Creek on the project site. This is based on information in the Stream Evaluation Report and information we received from the Washington Department of Transportation (WSDOT) for both the 1-405 Renton Nickel and 1-405 Tukwila to Renton road projects. Please note that based on the WSDOT information we received, the Stream Evaluation Report is likely in error. The tributary they describe as flowing westerly along the south edge of the property is actually Rolling Hills Creek mainstem, not its tributary. The Stream Evaluation Report is also in error regarding water typing for Rolling Hills Creek. The Report indicates that the stream meets the criteria for a Class 3, non-fish bearing water as mapped by the City and also based on information from Washington Department of Fish and Wildlife's (WDFW) Salmonscape map and WADNR water typing maps. If the consultants had contacted the Muckleshoot Indian Tribe Fisheries Division when drafting this report, then we would have informed them that Rolling Hills Creek is fish bearing within the project area based on observed resident fish by the WSDOT in December 2004 and January 2005 based on their field work conducted as part of the 1-405 Renton Nickel project NEPA and permit process. Also, based on a conversation that I had with the WDFW Area Habitat Biologist for this area awhile ago, it is my understanding that he observed fish in Rolling Hills Creek in the open channel on the project site in the past (Larry Fisher, WDFW, pers. comm.). The Stream Report does indicate that "both the tributary and mainstem portions of the stream generally meet the state's minimum requirements for the presumption of salmon id fish use based 1 on physical characteristics, such as channel width and gradient". Based on the fish observations and the physical criteria information, these streams should be a Class 2 streams, not Class 3 streams. Project Impact concerns Based on the incorrect water typing discussion above and potential project impacts that were likely not considered as a result, the project may need to be modified to ensure that all adverse impacts to the stream and its buffer are fully mitigated. As part of this, the project needs to verify that there will be no impacts to the regulated stream buffer for the open portion of Rolling Hills Creek. Please indicate if the project will adversely affect the regulated 100 foot buffer for Rolling Hills Creek and if so, the proposed mitigation for this impact. The project also needs to ensure that stormwater will not adversely affect Rolling Hills Creek and the salmonids within it. The environmental checklist indicates that there will be no work within 200 feet of the affected Class 111 stream; however, the checklist fails to disclose where the City of Renton's storm drainage system discharges. We suspect that Rolling Hills Creek receives stormwater through both stormwater only piping and combined streamflows and stormwater piping that is shown on a map we received from WSDOT. As a result, it is likely that stormwater from this project may adversely affect Rolling Hills Creek and the salmon ids within it. There may be an increase in stormwater runoff due to creation of the new impervious surface areas from this proposed project. If so, there will be adverse impacts to juvenile salmon ids and salmonid habitat unless the stormwater is infiltrated 100%. If stormwater cannot be infiltrated at 100%, then the stormwater must be managed to avoid direct adverse impacts to juvenile salmon. Please note that these impacts depend on part as to which stormwater detention standard will be used for this project; it was not disclosed in the checklist. For example, if the project uses the flow duration standard (KCSWDM Level 2 standard), this standard requires projects to match pre-developed site flow rates for 50 percent of the 2-year, 25-year, and 100-year design storms. This approach is typically used to reduce downstream flooding, as well as, erosion that can degrade or remove salmonid habitat elements (i.e. stable gravel and large woody debris). However, this standard fails to consider that stormwater discharges increase the volume of water in a receiving waterbody and at certain periods of the discharge hydrograph often results in increased stream velocities compared to the pre-development condition or the duration of certain stream velocities. Juvenile salmon ids can be displaced when they are exposed to water velocities not within their preferred swimming abilities. Juvenile salmon have difficulty to maintain position in velocities of more than 1.0 foot per second for rnore than one hour; and juvenile salmon seek shelter in areas of low velocity, typically less than 6 inches per second. These water velocities can occur during flow events associated with storm events smaller than the one-month event. Any detention standard less than a Level 2 flow control standard will have more impacts accordingly. We would expect that Rolling Hills Creek would be used by juvenile salmon; therefore, the project must address the potential impacts to juvenile salmon as a result. To address the concerns discussed above, a potential mitigation measure could include modifying the proposal so that Rolling Hills Creek is daylighted and enhanced through the project site. Daylighting the stream will likely require relocating the stream to accommodate the existing and new buildings. One approach could be to relocate the stream to the eastern portion of the site and reconfiguring the parking lots and creating a stream crossing at South Renton Village Place. Trees and willows should be planted to provide shade and wood should be placed in the new and existing open water channels for fish habitat. This approach would enable salmon ids an increased likelihood of withstanding stormwater discharges from this project. In addition, this approach would provide mitigation for the existing piped stream segments that were likely never mitigated for when built. Please note that if this project is approved with a portion of Rolling Hills Creek remaining in pipes without mitigation, then this pro1ect will maintain an existing adverse impact to salmonids and their habitats without mitigation and an opportunity to restore fish habitat will likely be lost permanently. Finally, another reason to daylight and improve Rolling Hills Creek as part of this project is that WSDOT intends to widen 1-405 and SR 167downstream and adjacent to this project site and will likely affect the culverts in the area as a result. These road projects present an opportunity for some, if not all of the downstream blocking culverts in the highway expansion area to become fish passable as a result. Please note that the Muckleshoot Indian Tribe Fisheries Division is expecting fish passable culverts as part of the road widening projects. We appreciate the opportunity to review this proposal and look forward to the City's response. Thank you, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172°' Ave SE Auburn, WA 98092 2 I' • DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM November 12, 2009 Vanessa Dolbee, Associate Planner Corey Thomas, Plans Review Inspector Updated comments for LUA08-117, Triton Tower Expansion Development Agreement Comments: 1. None. New Proposal Comments: 1. All previous comments from the June 1 ih, 2008 Preapplication meeting (PRE08-057) and the October 29 1h, 2008 Land Use Application review (LUA08-117) still apply. 2. Fire mitigation fees comments should be revised from the previously stated $0.52 per square foot for commercial spaces like retail, office and hotel to also include $388.00 for each multi-family unit not previously mentioned. CT:ct triton , DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM November 4, 2009 Commenting City Departments Vanessa Dolbee, Associate Planner x7314 LUAOS-117 Triton Towers Expansion The attached documents coincide with the documents previously circulated on October 29, 2008, for the subject project. Please refer to your original file for the large size plan sets and studies that were circulated originally. Additional, find enclosed copies of the applicant's Draft Development Agreement and Term Sheet that would coincide with the Master Plan and SEPA review for the subject project. Included with the circulated documents, is a "red line" Term Sheet, containing initial thoughts from the Community and Economic Development Department. Please provide feedback on both the new proposal for Triton Towers and the Development Agreement by the comment due date of November 18, 2009. Thank you. h :\ced\planning\current planning\projects\08-117.vanessa\memo to commenting departments 08- 117.doc COMMUNITY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 9, 2009 TO: Vanessa DolbeJ~iate Planner FROM: Leslie Betlaciffl~ Planning and Natural Resources Directot LUAOS-117 Triton Towers Expansion SUBJECT: Per your request, please see comments regarding revised proposal: 1. One hundred and four (104) trees, 6" and greater in diameter are proposed for removal. Staff recommends that at a minimum one hundred and four (104) of the one hundred thirty-three (133) trees proposed for replacement have a minimum caliper of 6". The additional remaining 29 trees can be 2" caliper. 2. Coordinate tree species and location (to avoid conflict with overhead power and lights) with the City's Urban Forester. Please let me know if you have any questions; I can be reached at x6619. Cc: Terry Highashiyama, Community Services Administrator Terry Flatley, Urban Forestry and Natural Resources Manager c:\documents and settings\lbetlach.renton\desktop\lua08-l l 7 triton towers expansion.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M November 4, 2009 Commenting City Departments Vanessa Dolbee, Associate Planner x7314 LUAOS-117 Triton Towers Expansion The attached documents coincide with the documents previously circulated on October 29, 2008, for the subject project. Please refer to your original file for the large size plan sets and studies that were circulated originally. Additional, find enclosed copies of the applicant's Draft Development Agreement and Term Sheet that would coincide with the Master Plan and SEPA review for the subject project. Included with the circulated documents, is a "red line" Term Sheet, containing initial thoughts from the Community and Economic Development Department. Please provide feedback on both the new proposal for Triton Towers and the Development Agreement by the comment due date of November 18, 2009. Thank you. h:\ced\planning\current planning\projects\08-117.vanessa\memo to commenting departments 08- 117.doc REVISED NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: November 4, 2009 LAND USE NUMBER: LUA0&-117, E(F, SA-M, CU·H PROJECT NAME: Triton Tower.; Expan~ion PROJECT DESCRIPTION: The apl)hcant ,s requ!!s~ng Mas1er S>te Plan approva, Hear,ng Exammer ConMional Use and Enwonmenlal Re~iew 1n coojunclion With a Development Agreement for the acd,t<cn cl fcur nffice buildings or two off,ci:, buildings_ one residential mixed-use building and one hotel to the Tnton T=·ers 0~1cc complex A rnof lop Helicopter Pad and four partang garages are proposed for both <JpbOns The proposed developmc~; 15 iccated a\ 555 South Renton VO~ge Place and ,s 21.085 acres, zoried Commercial Office (CO). The site,~ ac£e55ed from Soulh Renton Village Place. Talbct Road S, and SW Grady Way A tnbuta,Y to Rolling Hills Creel< r~ns along '.t",e southern property boundary PROJECT LOCATION: 555 S Renton Village Place OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, ll,~ Cit)' ot P,enton r." determined that significant environmental impacts are unlikely to rt>sult from the propowd project Tlleref<>re, as permitted under the RCW 43.HC.110, the City of Renton is usine the Optional DNS.M process to e•v~ notic~ :h~I a DN), M is likely to be jssued. Comment periods for 1he project and the proposed ONS-M are ,nte~rated 111\~ a 1,n~le comment per;od. There will be no comment period following the Issuance of the Threshold Determination of r!o!l· Signlficanr:e-Miligated (DN5·MI. A 14-day appeal pt>riad will follow the issuance of the DNS-M PERMIT APPLICATION DATE: Octobe, 9, 2008 NOTICE OF COMPl£TE APPt!CATION: October 23, 2008 I Reylsed: October 30, 2009 APPLICANT/ PROJECT CONTACT: Permih/Review Requested: Keith Maehlum, Renton Properties, LLC; Eml: kmaehlum@halrealestatc.com Environmental (SEPA) Review, Hearin~ Examiner Conditional Use Permit approval, Master Site Plan approval Other Permits which may be required: Building and Construction Permits Re<1uested Studie,: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY 01/ERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used for Project Mitigation: Drainage, Geotechnical Report~, Traffic Study, Stream & Wetland Evaluaiion Department of Community & Economk Development (CED)-Planninc Division, Sl~th Floor Renton City Hall, 1055 South Grady W3y, Renton, WA 9B0S7 Public hearing is tentativgly scb<>duled for P"l;ember: H..._~009 l)efoce n,~ Renton Hearinp ExarninN in Renton Council Chambers l·.e~, ir,gs bes,,, Jl Y·CO AM on the 7th floor of the new Renton City Hall loca:~d ,: 1055 Oou\11 ,O,ad·; w" The subjec1 si1e is designated Commerc;al Corridor (CC] on in~ t,ty uf ~~.nan Comprehensive land Use Map and Commercial Offic~ I( 0J o" !~·C City·, Lrrn,ng Maµ. Environmental (SEPAi Checklist The project will be 1ubject to the City's SEPA ordman,~ .'i:,K :.,.nos Development Standard1 for Commercial Zone Desig·ia:ian P.tlC 4-3·U'i0 c, itical Areas Regulations, AMC 4-9·200 Sile Developn-et1: Plac1 P,~,i"'"' Jl'o other applicoble codes and regulations as appropriate Proposed Mitigation Measures: The following Mitigat;on Measure~ w111 !ikely be imposed on the proposed proJect. These recommended Mitisation Measures addres1 project impacts not covered by existing cod<'> and resulations as Cited above. The app/iront will be required to pay rhe appropr,ote Tronspartat1on Mitigation Fee; The applicant will be required to pay the oppropraote Fire Mirigat1on fee; The applicant will be required ta pay the appmpriate Parks Mirigation Fee; If orcharolagica!/cultural resources ore found a/J caMtruetian activity shall stop and the owner/developer shall imml':diote/y notify the Ci[)' of Renton plonning deportment, cancerMd Tri/Jes' cu/rural .;:ammlttees, and the Washington State Department of A"heolagical ond Historic Preservation; The appl,cant shall be required ro comply w,tt, the recommendations included in the provided geotechnirol ~,M The opplkonr shall be required ro comply with the recomm .. ndatiam included ,n the provided 5tream eva!uatfon Comments on the above application must be submitted In writing to Vanessa Dolbee, (Acting) Senior Planr,er, CED - Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on November 18, 2009. This matter Is also tentati .. ely scheduled for a public hearing on December 2.Z, 2009, at 9:00 a.m., Council Chambers, Seventh Floor, Renlon City Hall, 10SS South Grady Way, Renton. If you an:, interested in attending the hearing, please contact the Development SefVices Division to ensure that the he.iring has not been n:.schedu\ed at (4251430-7282. If comments cannot be submitted in writins by the date indicated above, you may still appear at the hearing and present your comment, on the proposal before the Hearins Ei,;aminer. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please rnntact the project manager. Anyone who submits wdt1en comments will automatically become a party of record and will be notified of any deciskln on th;s project CONTACT PERSON: Vanessa Dolbee, (Acting) Senior Planner; Tel: (425) 430-7314; Ern1: vdolbee@rentonwa.gov If you would like to be made a pany of record to receive further information on this proposed project. comple1e this form and return to: c,ty of Renton, CED -Planning Oivis,on, 1055 5o. Grady Way, Renton, WA 98057 Name/File No Triton Towers hpansion/LUAOS--117, ECF, SA·H, Cu-H NAME: ----~ -------------------------~ MAILING ADDRESS THEPHONE NO CERTIFICATION , hereby ce11ify that 3 copies of the above document _.._.,__ conspicuous places or nearby t ~I "i ffle , on the day of I-Jo \lQ~ I Agencies -NOA, Env. Checklist, Site Plan PMT See Attached Surrounding Property Owners -NOA only See Attached Keith Maehlum -Accpt Ltr Contact Mark Ludtka -Accpt Ltr Applicant Rebecca Davidson Party of Record (Signature of Sender):,~ ?'J1 ...Jue~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 11/s/oj Notary (Print): My appointment expires: l4~-e.c c9-L q -LO Triton Towers Expansion LUAOS-117, ECF, SA-M, CU-H template -affidavit of service by mailing • Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers* Seattle District Office Attn: SEPA Reviewer PO Box C-375S Seattle, WA 98124 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING {ERC DETERMINATIONS) WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept.* 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program* 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division* Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Stephanie Kramer Ms. Shirley Marroquin PO Box48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Llaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-OlW Tukwila, WA 98188 Bellevue, WA 98009-0868 State Department of Ecology NW Regional Office 3190 1601 h Avenue SE Bellevue, WA 98008-5452 "'Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template -affidavit of service by mailing .• 032305912407 BOSLEY STEPHEN M 1324 W EINA RAE ST TEMPE AZ 85281 032305912100 HANSEN ANNE 18529 SE MAY VALLEY RD ISSAQUAH WA 98027 032305917901 MORRISON WILLARD M+SUSAN M 1617 NE 28TH ST RENTON WA 98056 032305923008 WESTLING LARRY L+KATHRYN M 14614 SE RENTONISSAQUAH RD RENTON WA 98059 192305900206 BANKER JAMES E+BEVERLY E 405 S 7TH ST #201 RENTON WA 98055 915460017006 CAR WASH ENTERPRISES INC 3977 LEARY WAY NE SEATILE WA 98107 723160031503 KING COUNTY 500 KC ADMIN BLDG 500 4TH AVE SEATILE WA 98104 202305908909 PUGET SOUND ENERGY/ELEC PROPERTY TAX DEPT PO BOX 90868 BELLEVUE WA 98009 192305904307 RVA CENTER LLC C/0 SANDORFFY M & CO 520 PIKE ST # 1500 SEATILE WA 98101 723160050602 STATE OF WASHINGTON DOT REAL ESTATE SERVICES PO BOX 47338 OLYMPIA WA 98504 032305928007 BUXTON GAIUS 14506 SE RENTON ISSAQUAH RD RENTON WA 98055 032305923404 KBS III LLC 12320 NE 8TH ST #100 BELLEVUE WA 98005 032305923800 PERRY TERRILYN & RPBERT 6039 174TH AVE SE BELLEVUE WA 98006 723160013501 ABENOJAR OSCAR E+VIVIAN A 412 S 14TH ST RENTON WA 98055 723160059504 BOEING COMPANY THE PROPERTY TAX DEPT PO BOX 3707 M/C 2000 SEATILE WA 98124 202305909006 CARPINITO BROTHERS INC 1148 CENTRAL AVE N KENT WA 98032 192305909603 LITHIA REAL ESTATE INC 260 E JACKSON ST MEDFORD OR 97501 202305900807 PUGET WESTERN INC 19515 NORTH CREEK PKWY #310 BOTHELL WA 98011 334040162003 RYAN MARY PATRICIA PO BOX 336 RENTON WA 98057 723160019508 UNDSDERFER ROBERT L 1021 NORTH 38TH ST RENTON WA 98056 032305920707 HAMILTON PARTHANELL 14434 SE RENTONISSAQUAH RD RENTON WA 98059 032305916705 MAERTINS LLORA S PO BOX 3123 RENTON WA 98059 032305901707 SCULATI EVELYN J 14600 SE RENTON ISSAQ RD RENTON WA 98059 334040150008 ALLEN RHONDA 305 S 14TH ST RENTON WA 98055 192305907003 BP WEST COAST PRODUCTS LLC 6 CENTERPOINTE DR LA PALMA CA 90623 192305902509 EVERGREEN I L LC PO BOX 880 RENTON WA 98057 723160017007 MCFALL EARNED TAX TITLE CONT 16686 PO BOX 25675 SEATILE WA 98125 192305902301 RENTON PROPERTIES LLC C/0 JSH PROPERTIES 555 S RENTON VILLAGE # 100 RENTON WA 98055 723160014004 SKODA WILLIAM J 418 S 14TH ST RENTON WA 98055 915460001000 WALMART PROPERTY TAX DEPT PO BOX 8050 #MS 0555 BENTONVILLE AR 72712 , 723160002009 WHITING DARREN 1320 SHATIUCK AVES RENTON WA 98055 ~mi\t@fill REVISED NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: November 4, 2009 LAND USE NUMBER: LUA08-117, ECF, SA-M, CU-H PROJECT NAME: Triton Towers Expansion PROJECT DESCRIPTION: The applicant is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review in conJunction with a Development Agreement for the addition of four office buildings or two office buildings, one residential mixed-use building and one hotel to the Triton Towers office complex. A roof top Helicopter Pad and four parking garages are proposed for both options. The proposed development is located at 555 South Renton Village Place and is 21.085 acres. zoned Commercial Office (CO). The site is accessed from South Renton Village Place, Talbot Road S, and SW Grady Way. A tributary to Rolling Hills Creek runs along the southern property boundary. PROJECT LOCATION: 555 S Renton Village Place OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: October 9, 2008 NOTICE OF COMPLETE APPLICATION: October 28, 2008 I Revised: October 30, 2009 APPLICANT/PROJECT CONTACT: Permits/Review Requested: Keith Maehlum, Renton Properties, LLC; Eml: kmaehlum@halrealestate.com Environmental {SEPA) Review, Hearing Examiner Conditional Use Permit approval, Master Site Plan approval Other Permits which may be required: Building and Construction Permits Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Drainage, Geotechnical Reports, Traffic Study, Stream & Wetland Evaluation Department of Community & Economic Development (CED)-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for December 22, 2009 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Office {CO) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-1208 Development Standards for Commercial Zone Designation, RMC 4-3-050 Critical Areas Regulations, RMC 4-9-200 Site Development Plan Review and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will like1y be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to poy the appropriate Transportation Mitigation Fee; The applicant will be required to poy the appropriate Fire Mitigation Fee; • The applicant will be required to pay the appropriate Porks Mitigation Fee; ff archaeological/cultural resources are found all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation; The applicant shall be required to comply wil'h the recommendations included in the provided geotechnical report. The applicant shall be required to comply with the recommendations included in the provided stream evaluation. Comments on the above application must be submitted in writing to Vanessa Dolbee, (Acting) Senior Planner, CED - Planning Division1 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on November 181 2009. This matter is also tentatively scheduled for a public hearing on December 22, 2009, at 9:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Vanessa Dolbee, (Acting) Senior Planner; Tel: (425) 430-7314; Eml: vdolbee@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record tu receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.; Triton Towers Expansion/LUA08-117, ECF, SA-H, CU-H NAME: MAILING ADDRESS: TELEPHONE NO.: Denis Law Mayor November 4, 2009 Department of Community and Economic Development Alex Pietsch, Administrator Attn: John Lefotu and Ramin Pazooki Washington State Department of Transportation 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 SUBJECT: Dear Sirs: Triton Towers Expansion LUAOS-117, ECF, SA-M, CU-H Enclosed is a revised copy of the TIA for the subject land use application along with a copy of the proposed site plan. If you have additional comments or concerns, you may either send them via mail or email at vdolbee@rentonwa.gov The Environmental Review Committee is scheduled for November 30, 2009. I would appreciate your comments prior to the meeting, preferably by November 18, 2009, if possible to incorporate any comments into the staff report. Sincerely, ~-DJbe_o_ Vanessa Dolbee Associate Planner cc: Project File Arneta Henninger, City of Renton -Plan Review H:\CED\Planning\Current Planning\PROJECTS'-OX-1 17.\':mess:.i\DOT Notification2 08-117.doc Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor 1------- Department of Community and Economic Development Alex Pietsch, Administrator November 4, 2009 Keith Maehlum Renton Properties, LLC 2025 First Avenue #700 Seattle, WA 98121 SUBJECT: "Off Hold" Notice Triton Towers Expansion/LUA08-117, ECF, SA-M, CU-H Dear Mr. Maehlum: Thank you for submitting the additional materials requested in the October 8, 2009 letter from the City. Your project has been taken off hold and the City will continue review of the Triton Towers Expansion project. The subject project has been rescheduled for ERC on November 30, 2009 and is tentatively scheduled to go before the Hearing Examiner on December 22, 2009 at 9:00 a.m. If you have any questions, please contact me at (425) 430-7314. Sincerely, ~-Doi~ Vanessa Dolbee Associate Planner cc: Mark Ludtka -Callison/ Applicant Rebecca Davidson/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Triton Towers -Expansion Development Al.(reement -Term Sheet (Note: Items in bold italic are terms to be incorporated in the Development Agreement) I. Property Ownership 2. Project Site 3. Development Under this Agreement 4. Allowable Development a. Maximum allowable development i. Generally per the Master Site Plan b. Office development i. Up to 1.2 million s.f: per the 1'11aster Site Plan c. Residential development i. Residential must be located within 300feet of SW Grady Way and must be developed consiste11t with CA zoning standards, except: 1. No maximum dwelling units per acre 2. Reduced parking requirements for residential, minimum of 0. 7 stalls per unit 3. Same building height allowed as CO zone [cannol achieve 250/oot height alloHnl 1111dcr CO zone due to avigation easement restriction to approx. 182/cct} 4. Ojfsite parking is allowable within 300 feet of site [this would allow the parking to be localed in the common parking structure shown on the master site pla11} d. Hotel development (new section) i. Hotel must be located within 300feet ofl-405 e. Mandatory phasing of development 1. Residential must he accompanied by or built after additional office development 5. Vesting Tenn a. Vesting of development regulations i. Vested upon approval of this Development Agreement b. Police power authority i. Vesting provided under RCW 36. 70B c. Term of Agreement i. 20 years d. Optional Regulations i. Owner may opt in to ji1ture regulations 6. Transportation DA -Tenn Sheet a. Vesting to concurrency ordinance and impact fees i. Vesting effective as of the dllte of the Agreement b. Concurrency approval i. Vested upon approval of this Development Agreement c. Trip Ceiling for the project i. Limited to 2,046 net new P,H Peak trips d. Credit for existing trips e. Credits against transportation impact fees f. No additional transportation concurrency review 7. Utilities a. Sanitary sewer system i. City ilifrastructure rnpllci(v is adequate to support proposed development b. Water service i. City infrastructure capaci(v is adequate to support proposed development c. Storm sewer i. City infrastructure capacity is adequate to support proposed development 8. SEPA Compliance a. Project-level SEPA review complete for all components of Master Site Plan b. Further SEP A review limited 9. Project Mitigation a. Transportation mitigation 1. Required improvements ]. No offsite improvements are required other than selection of elementsfrom TD1H menu 11. Impact fees 1. New trip fee not to exceed upcoming fee schedule to be adopted by the end of 2009 b. Storm water mitigation i. No storm water detention is required purrnant to draft 2009 King County Surface Water Design !Vlanual language ii. Water quality enhancements will be provided c. Critical areas buffers and mitigation i. Rolling Hills Creek -The proposed Master Site Plan does not envision any construction along the south property line adjoining /-405 west of the east face ofTT-1. In the event that construction occurs west of the east face of TT-1 along the south property line, additional buffer mitigation will be provided along the north side of open portions of the creek. ii. There are no other critical areas on the site that will require additional mitigation. I 0. Permit Processing DA-Tenn Sheet 08/26/09 a. All discretionary approvals are covered by this Development Agreement -project development may proceed to /mi/ding permit stage 11. General Provisions DA -Tenn Sheci 08/26109 DEVELOPMENT AGREEMENT BETWEEN RENTON PROPERTIES LLC AND THE CITY OF RENTON FOR FUTURE REDEVELOPMENT OF TRITON TOWERS Draft La11g11age (9-22-09) This DEVELOPMENT AGREEMENT ("Agreement") between RENTON PROPERTIES LLC, a Washington Limited Liability Corporation, and THE CITY OF RENTON ("City"), a municipal corporation of the State of Washington, in entered into pursuant to the authority of RCW 36.70B.170 through .210, under which a local government may enter into a development agreement with an entity having ownership or control of real property within its jurisdiction. [ADD RECITALS) 1. Property Ownership. RENTON PROPERTIES LLC is the owner of certain real property ("OWNER"), known as the TRITON TOWERS ("Project"), located in the City of Renton, King County, Washington. and more particularly described in Attachment I, attached hereto and by this reference incorixirated herein. 2. Project Site. The Project site consists of three parcels bound by South Grady Way, Talbot Road South, Interstate 405 and Renton Village, with a total site area of approximately 22 acres. The Project site is currently located entirely within the Commercial Office ("CO") zoning district and is designated Commercial Corridor in the City's Comprehensive Plan. Three seven-story office towers currently exist on the Project site. The existing building addresses are 555 South Renton Village Place, 700 South Renton Village Place, and 707 South Grady Way, Renton, Washington. 3. Development Under this Agreement. The Project will be developed under the jurisdiction of the City pursuant to the terms and conditions of this Agreement. This Agreement sets forth the development standards, mitigation measures, and other conditions of development for the Project. Provision of adequate water supply, proper operation and maintenance of surface water management systems, adequate sewer service capacity, adequate public safety facilities and services, and adequate transportation facilities will be fully satisfied through Owner's compliance with the requirements of this Agreement. Provided that Owner satisfies its obligations under this Agreement as such obligations may arise, the City shall provide and fund on a timely basis the necessary City public infrastructure specified in this Agreement needed to support build-out of the Project. 4. Allowable Development. 4.1 Existing Development. The Property is currently developed with approximately 400,000 s.f. of ofikc uses in three buildings. These existing uses shall be entitled to continue for the term of this Agreement and shall not be counted against any entitlements set forth in this Agreement for new development on the Property. 4.2 Maximum Allowable New Development. Except as otherwise provided herein, the maximum allowable development of new uses and floor area in the Project shall be limited to any mix of buildings and permitted uses that does not generate more than 2,046 Net New Trips (as defined below) from new onsite development ("Allowable Development"). 4.3 Office Development. Maximum allowable development of new office space shall be 1,200,000 s.f. (assuming no Net New Trips are allocated for residential or hotel development). 4.3 Residential Development. Residential development in the Project shall be subject to the following conditions and entitlements: 4.3.1 Floor area devoted to residential use shall be located on the Project Site within 300 feet of Grady Way S. W. 4.3.2 Residential uses shall be developed in accordance with the standards of the CA zone, except as follows: a. No maximum density (expressed in terms of dwelling units per acre). b. Minimum parking requirement shall be 0. 7 stalls per dwelling unit. c. Accessory residential parking may be located within 300 feet of the perimeter of the Project site. d. Building height shall be as permitted in the CO zone. 4.4 Hotel Development. Floor area devoted to hotel use shall be located on the Project Site within 300 feet of 1-405. 4.5 Mandatory Phasing of Residential Development. The City shall not issue certificates of occupancy for new residential development on the Project site until a certificate of occupancy has been issued for the First Office Phase. The "First Office Phase" shall be a structure on the Project Site which includes not less than 120,000 square feet of gross floor area of office and related commercial uses. 5. Vesting; Term. 5.1 Vesting of Development Regulations. The Project is hereby vested to all development regulations (as that tem1 is defined in RCW 36. 70B. l 80) in effect on the Effective Date of this Agreement (the ··Development Regulations·"), including but not limited to: The Comprehensive Plan (Ord __ adopted ); the Renton Zoning Ordinance (Ord. . adopted ; the Renton Subdivision Ordinance (Ord. , adopted ; the Renton Critical Areas Ordinance (Ord. ~~' adopted ): Shoreline Master Program designations and pre- designations; transportation concurrency regulations; stormwater, surface water treatment and quality, and surface water retention and detention design standards and ordinances; SEPA regulations and substantive SEPA policies. Development of the Property shall not be subject, during the Term of this Agreement, to any amendments or replacements of the Development Regulations, including to the ordinances listed above. These are rights vested under state law for purposes ofRCW 36.70A.300 (3)(a). 5.2 Building and Life/Safety Codes. The vesting provided in this Agreement shall not apply to building, construction and life/safety codes adopted by the City and generally in force throughout the City. 5.3 Police Power. Nothing herein relieves Owner of any obligations it may have during the Term to comply with state or federal laws or regulations of any kind, including without limitation those related to storm and surface water regulation. As provided by RCW 36.708.170( 4), the proposed development shall not vest against new development regulations to the extent the new regulations are required by a serious threat to public health and safety. 5.4 Term of Agreement. The prov1s1ons of this Agreement, including without limitation the vesting described in this Section 5, shall apply for twenty (20) years from the Effective Date of this Agreement (the "Term" of the Agreement). 5.5 Optional Regulations. During the Term of this Agreement Owner may at its option develop the Property or portions thereof in accordance with new code provisions or generally applicable standards for that subject adopted after the date of execution of this Agreement, without the obligation to bring other portions of the Property into confonnance with newly-adopted codes or regulations. 6. Transportation. 6.1 Vesting to Concurrency Ordinance and Impact Fees. Owner is vested to the traffic concurrency regulations and impact fee provisions of the City Code in effect as of the Effective Date for the Tem1 of this Agreement. 6.2 Concurrency Approval. The City has determined that the Project, up to the Trip Ceiling (hereinafter defined), meets the City's standards for transportation concurrency approval and mitigates significant adverse impacts. This determination is based upon compliance with the terms of this Agreement, including payment of applicable impact fees and pro-rata fair share payments and construction of certain transportation system improvements. as set forth in this Agreement. 6.3 Trip Ceiling for the Project. New development within the Project under this Agreement is limited to development-generating net new P.M. Peak Hour vehicle trips (inbound and outbound) c·Net New Trips") not exceeding the Trip Ceiling. New development within the project exceeding the Trip Ceiling shall be subject to mitigation and concurrency requirements applicable at the time of application. 6.4 Establishment of Trip Ceiling. The number of Net New Trips for the Project for which full mitigation and concurrency approval is established under this Agreement (the "'Trip Ceiling") shall be 2,046 Net New P.M. Peak Hour Trips from new development. The methodology for determining Net New Trips for any phase of the Project (including assumed values for trip generation and percentages for trip reductions) shall be as set forth in the SEPA Documents related to this Project. Trip counts shall be estimated at the perimeter of the Project site; trips internal to the Project, including trips originating from or terminating at the Renton Village property to the west (as identified on Exhibit _ attached hereto), shall not count against the Trip Ceiling. Impact fees and pro-rata fair share payments for transportation mitigation improvements shall apply only to the Net New Trips allocated to the proposed new development and shall be imposed on each phase of the Project only to the extent that phase generates Net New Trips. 6.5 Credit for Existing Trips. The existing development on the Project site generates a total of 564 PM Peak I lour Vehicle Trips (96 trips inbound and 468 trips outbound) ("Existing Development Trips"). Existing Development Trips shall not count against the Trip Ceiling, and are not subject to impact fees or pro-rata fair share payments hereunder. Existing Development Trips may be used as a credit against trip generation from new development to the extent existing uses are permanently discontinued and/or existing structures are removed ("'Credit Trips''). Owner may allocate available Credit Trips to the proposed new individual development. 6.6 Credits Against Transportation Impact Fees. Owner shall receive a credit for the value of the dedications of land and other contributions of Transportation System Improvements described herein. 6.7 No additional Transporiation Concurrency or SEPA Review Required. Since the City has detennined compliance with the mitigation requirements identified in this Agreement satisfies transportation concurrency and substantive SEPA requirements for the Project, no additional SEPA review or transportation concurrency review shall be required for development that is within the Trip Ceiling for the Term of this Agreement, except additional SEPA review may occur as set forth in Section 8 below. 6.8 Alternative Mitigation. If the transportation mitigation required hereunder cannot be constructed within the time frame set out herein for reasons outside the control of Owner, then Owner shall, as an alternative to such construction, (i) reduce or defer the amount of development proposed in the Project; (ii) implement Transportation Demand Management (TOM) strategies, and/or (iii) construct or contribute to other transportation system improvements ("Alternative \,litigation"). The City shall approve such Alternative Mitigation if, with such Alternative Mitigation in place, the Project would pass a test under the City's transportation concutTency requirements in effect on the Effective Date of the Agreement. 7. Utilities. 7.1 Sanitary Sewer System. Sanitary sewer service shall be provided by the City. The City shall provide adequate capacity to accommodate transmission and treatment of sanitary sewer flows for the /\llowablc Development from the Project, and the City shall not deny the issuance of any pennits or approvals related to the Project by reason of lack of such capacity. If at any time a capacity analysis of the system shows that improvements are necessary to accommodate the Allowable Development, then the City shall construct such improvements. The City may finance the construction of the improvements through bonds or any other source of City capital funding and/or through connection fees, sewer rates or other charges to be paid by all the benefited ratepayers. If the City elects to form a Utility Local lrnprovement District ('"ULID'') or other special district to pay for the improvements. Owner agrees to execute a No Protest ULID Agreement for the formation ofan ULID to provide such improvements. The No Protest Agreement shall be in a form acceptable to the City. Owner shall be responsible for paying citywide sewer system connection charges and fees at the time of each building pennit application, subject to the terms of any applicable No Protest Agreement as described herein and Owner's patiicipation in any ULID or special district assessment. 7.2 Water Service. Water service shall be provided by the City. The City shall provide adequate water service to accommodate the Project, and the City shall not deny the issuance of any pern1its or approvals related to the Project by reason of lack of such adequate service. If at any time an adequacy analysis of the water system shows that improvements are necessary to accommodate the Allowable Development, then the City shall construct such improvements. The City may finance the construction of the improvements through bonds or any other source of City capital funding and/or through connection fees, water rates, or other charges to be paid by all of the benefited ratepayers. If the City elects to form a Utility Local Improvement District ("ULID") or other special district to pay for the improvements. Owner agrees to execute a No Protest ULID Agreement for the formation of a LILI D to provide such improvements. The No Protest Agreement shall be in a form acceptable to the City. Owner shall be responsible for paying citywide water system connection charges and fees at the time of each building permit application, subject to the terms of any applicable No Protest agreement as described herein and Owner's participation in any ULID or special district assessment. 7.3 Storm Sewer. Storm Sewer service shall be provided by the City. The City shall provide adequate capacity to provide transmission of storm sewer flows to accommodate the Allowable Development for the Project, and the City shall not deny the issuance of any permits or approvals related to the Project by reason of lack of such adequate capacity. If at any time a capacity analysis of the storm sewer system shows that improvements are necessary to accommodate the Allowable Development, then the City shall construct such improvements. The City may finance the construction of the improvements through bonds or any other source of City capital funding and/or through connection fees, storm sewer rates, or other charges to be paid by all of the benefited ratepayers. If the City elects to form a Utility Local Improvement District ("ULID") or other special district to pay for the improvements, Owner agrees to execute a No Protest ULID Agreement for the formation of a ULID to provide such improvements. The No Protest Agreement shall be in a form acceptable to the City. Owner shall be responsible for paying citywide stonn sewer system connection charges and fees at the time of each building permit application, subject to the terms of any applicable No Protest agreement as described herein and Owner's participation in any ULID or special district assessment. 8, SEPA Compliance. 8.1 Prior SEP A Documents. Development within the Project areas as contemplated in this Agreement has been addressed and analyzed in prior environmental documents, including but not limited to environmental impact documents prepared for Renton's Comprehensive Plan and the Project environmental review documents ( collectively, the "SEP A Documents''). The SEP A Documents shall constitute compliance to the fullest extent possible under SEP A for all Implementing Approvals. For purposes of this Agreement, an "Implementing Approval" means a land use approval or pennit subsequent to the execution of this Agreement which implements or otherwise is consistent with this Agreement, including but not limited to plats, short plats, binding site plans, site plans and master site plans, site development permits, grading and building permits and utility permits. Subject to the provisions of this Section, no further SEPA review is required, and no additional substantive SEP A mitigation measures are required beyond those set forth in this Agreement. 8.2 Further SEPA Review Limited. SEPA review shall be required for the Project. review based only on the following conditions: Except as set forth herein, no further The City may require additional SEP A 8.2.1. An Implementing Approval or requested modification materially exceeds the Project Envelope (hereinafter defined) and governing Development Regulations; or 8.2.2. The City concludes (pursuant to SEPA, SEPA Rules, and City SEPA regulations) that substantial changes have been made to the Project so that, as mitigated, it is likely to have significant adverse impacts not previously analyzed in a SEPA environmental document, and which impacts cannot be mitigated below a level of significance by applicable local, state or federal regulations; or 8,2.3. The City concludes (pursuant to SEPA, SEPA Rules, and City SEPA regulations) that there is new information indicating probable significant adverse environmental impacts of the Project not previously analyzed in a SEP A environmental document which cannot be mitigated below a level of significance by applicable local, state or federal regulations. For purposes of this Agreement, ··Project Envelope" means the level and range of development (including maximum structure height, floor area, and use) analyzed in the SEPA Documents. The Project Envelope includes all of the physical aspects of a general development plan, individual project. or other on-site or off-site physical improvements as disclosed and analyzed in the SEPA Documents. As used herein, "materially exceeds" means the proposal, as mitigated, is likdy to have significant adverse impacts not previously analyzed in the SEPA Documents or any other SEPA environmental document prepared for property within the Project area and which impacts cannot be mitigated below a level of significance by applicable local, state or federal regulations. 8.3. Written Notice. If the City determines at any time during the Term that it intends to require additional SEPA review for any Implementing Approval, the City shall give Owner written notice thereof and provide Owner an opportunity to modify the Implementing Approval application so as to render such additional SEP A review unnecessary. 9. Project Mitigation. 9.1. Phasing. Development of the Project may occur in Phases. The timing, scope and order of such phases shall be in the discretion of Owner, except as set forth in Section 4 above. 9.2. Transportation Mitigation. As the sole transportation-related mitigation for the Project, the Owner agrees to implement the following Transportation Improvements, and pay the following Impact Fees. No additional Transportation Mitigation shall be required by the City in connection with the Allowable Development; the following Required Improvements and Impact Fees fully mitigate all transp011ation- related adverse impacts to the environment related to the Allowable Development. 9.2.1 Required Improvements. The Owner shall implement a Transportation Demand Management (""TOM") program which may include one or more of the following measures: • Limiting the amount of free parking for each tenant • Charging parking fees for non-rideshare vehicles • Provide discounted transit passes for employees • Provide on-site showers and changing facilities • Provide sheltered bike racks • Implement an employee van-pool program • Provide a shuttle bus service to oft~site transit stations • Promote flexible scheduling and work hours • Create a transportation coordinator position for employees 9.2.2 Impact Fees. For Net New Trips hereunder, the Owner shall pay a Transportation Impact Fee based on the current City of Renton Development Fee schedule (City of Renton Resolution No._) of$_.OO per new daily vehicle trip. 9.3 Stormwater MitigatiQlL The Project shall comply with the City's currently-adopted stonnwater regulations. A reduction in the percentage of impervious area is expected as a result of this clc\·elopment; therefore, no mitigation is anticipated to be required. All stonnwatcr mitigation requirements shall be considered fulfilled through compliance with the City's currently adopted stormwater regulations. 9.4 Critical Areas Bullers and Mitigation. A Class III Stream (as defined by the City's existing Development Regulations), otherwise known as "Rolling Hills Creek", runs along the southern boundary of the Project site. A portion of this stream is culverted, while a pmiion of the stream is daylighted. The daylighted portion of the stream is located along the southern boundary of the Project site, west of the southernmost existing office building CIT-!) on the Project site. If the Project involves construction within 100 feet of the daylighted portion of the stream, then additional buffer mitigation will be provided along the north side of the daylighted portion of the stream. The Project is also located within a Flood Hazard Area (as defined by the City's Development Regulations) and a Geologic Seismic Hazard Area (as defined by the City's existing Development Regulations); i"uture development of the Project shall comply with the existing Development Regulations regarding these critical areas, except as set forth herein. Mitigation for critical areas will be fulfilled by compliance with the City's existing Development Regulations. 10. Permit Processing. l 0.1 Master Site Plan; Site P Ian. This Agreement shall constitute a Master Site Plan and Site Plan approval for the Project, as provided in Section of the Zoning Code. Development of the Project shall not require additional land use entitlement permitting, as long as such development is consistent with this Agreement. 10.2 Permit Review. For development consistent with this Agreement, only building pennit approval shall be required prior to commencement of construction. The Project shall be subject to the City administrative land use review process under the Development Regulations applicable to such review and approval as provided in Section 5 of this Agreement. The final design of individual buildings within the Project and other improvements, precise locations and layouts of building footprints, land division creating building sites for individual structures, location of utilities, building appeararance, and other land use issues related to authorization of individual development shall be determined based on that process. 11. General Provisions. 11.1 Governing Law. This Agreement shall be governed by and interpreted in accordance with the laws of the State of Washington. 11.2 Recording; Successors and Assigns. This Agreement or a memorandum thereof shall be recorded against the Project Site as a covenant running with the land. This Agreement shall bind and inure to the benefit of Owner and the City of Renton, their successors in interest, and may be assigned to successors in interest to the Project site. Upon assignment and assumption by the assignee of all obligations under this Agreement, Owner shall be released from all obligations under this Agreement. 11.3 Interpretation: Severability. 11.3.1 Interpretation. The parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.708.170 et seq., and this Agreement shall be construed to exclude from the scope of this Agreement and to reserve to the City, only that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. 11.3.2 Severabilitv. If any provisions of this Agreement are detennined to be unenforceable or invalid in a final decree or judgment by a court of law, then the remainder of this Agreement not decreed or adjudged unenforceable or invalid shall remain unaffected and in full force and effect. In that event, this Agreement shall thereafter be modified, as provided immediately hereafter, to implement the intent of the parties to the maximum extent allowable under law. The parties shall diligently seek to agree to modify the Agreement consistent with the final court determination, and no party shall undertake any actions inconsistent with the intent of this Agreement until the modification to this Agreement has been completed. If the parties do not mutually agree to modifications within forty-five ( 45) days after the final court detennination, then either party may initiate the arbitration process under Section 11.3.3 by written notice to the other party (the "Arbitration Notice"). 11.3.3 Arbitration. lfthc parties cannot agree on a single arbitrator within fourteen (14) days of the Arbitration Notice, then the arbitration will be referred to the Judicial Arbitration & Mediation Services, Inc. (JAMS) in Seattle, WA, but if JAMS is not in existence or not able to hear the matter, then either the City or Owner may apply to the Washington Superior Court for appointment of a single arbitrator pursuant to RCW 7.04.050. The parties agree to settle the dispute over these matters by arbitration by a single arbitrator, and judgment on the award rendered by the arbitrator may be entered in any court having jurisdiction thereof. The arbitrator shall establish the procedures and allow presentation of written and oral information, but shall render its final decision within thirty (30) days after the matter is referred to arbitration. The parties shall pay equally the cost of the arbitration, but each party shall pay its own attorney's fees. The arbitrator's decision shall be in writing and specifically set forth those modifications necessary to implement the pai1ies' intent consistent with the court invalidation or unenforceability decision. Dispute resolution by arbitration on the subjects covered by Section 11.3 is the exclusive remedy of the parties in such cases. 11.4 Authority. Each paI1y respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Agreement. 11.5 Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand. limit or otherwise modify the terms and conditions of this Agreement. 11.6 Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington. then the time period shall be extended automatically to the next business day. 11. 7 Entire Agreement. This Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements, oral or written. 11.8 Default and Remedies. 11.8.1 Cures Taking More Than Thirty Days. No party shall be in default under this Agreement unless it has failed to perform as required under this Agreement for a period of thirty (30) days after written notice of default from any other party. Each notice of default shall specify the nature o C the alleged default and the manner in which the default may be cured satisfactorily. If. the nature of the alleged default is such that it cannot be reasonably cured within the thirty (30) day period, then commencement of the cure within such time period and the diligent prosecution to completion of the cure shall be deemed a cure. 11.8.2 Rights of Non-Defaulting Party. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel perfonnance or require action consistent with this Agreement. 11.8.3 Attorneys' Fees. ln any action to enforce or determine a party's rights under this Agreement, the prevailing party shall be entitled to attorneys fees and costs. 11.9 No Third-Party Beneficiary. This Agreement is made and entered into for the sole protection and benefit of the parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement. 11.10 Interpretation. This Agreement has been reviewed and revised by legal counsel for both parties, and no presumption or rule construing ambiguity against the drafter of the document shall apply to the interpretation or enforcement of this Agreement. 11.11 Notice. All communications, notices, and demands of any kind that a party under this Agreement requires or desires to give to any other party shall be in writing and either (i) delivered personally. (ii) sent by facsimile transmission with an additional copy mailed first class. or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested. and addressed as follows: lfto the City: City of Renton lfto Owner: Notice by hand delivery or facsimile shall be effective upon receipt, provided that notice by facsimile shall be accompanied by mailed notice as set forth herein and shall be evidenced by a machine-printed confirmation of successful transmission. If deposited in the mail, certified mail, return receipt requested, notice shall be deemed delivered forty-eight ( 48) hours after deposited. Any party at any time by notice to the other party may designate a different address or person to which such notice or communication shall be given. 11.12 Delays. If either party is delayed in the performance of its obligations under this Agreement due to Force Majcurc, then perfornrnnce of those obligations shall be excused for the period of delay. 11.13 Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original. DATED this day of _________ , 20 • October 19, 2009 City of Renton Department of Community and Economic Development Planning Division 1055 South Grady Way Renton, Washington 98057 Re: Triton Towers Expansion -Alternate Plan 207606.01 Project Narrative . o1 p.eoton C\\~ . Q\\/iS10\\ p\3.(\(\\\\9 (}C1 ~ I) l~~~ ®,f~~t~~© The project property consists of three parcels bound by SW Grady Way, Talbot Road S., 1-405 and Renton Village to the west, with a total site area of 21.864 acres. Existing building addresses are: 555 South Renton Village Place, 700 South Renton Village Place and 707 South Grady Way, Renton, Washington. A Master Site Plan approval is required for the project which will be constructed in phases. Part of this approval is the completion of an Environmental Checklist. An Environmental review is also required. No other Land Use permits are required. We are also submitting, at this time, an application for a Conditional Use Permit for a heliport. Zoning for the project site is Commercial Office. Neighboring properties to the East and West are zoned Commercial Arterial. Renton Properties, LLC proposes to add four additional office buildings, Triton Towers (TT) 4 through 7 and a parking garage (A,B,C) to an existing office building complex, Triton Towers. The proposed new buildings will be eleven stories each, maximum, which is under the FAA height limit of 182'-0" above sea level. The three existing office structures (TT 1 through 3) will remain with existing parking adjacent. Portions of the site where the new structures are planned will require reconfiguration and demolition of existing parking stalls. TT-7 will incorporate additional parking garage space as part of its development. There are 2,551 total new parking stalls planned and a total of 3,212 parking stalls on the site. There are two access points to TT-7 from South Renton Village Place and five accesses to the main building site; two on South Grady Way, two off of Talbot Road South and one on South Renton Village Place. There are two additional access points on adjoining properties to the West of TT-1 and South of TT-4. The gross square footage of new office buildings proposed is 1,137,129 square feet. The gross square footage of the new parking garage area is 659,389 square feet. The estimated cost of construction for the project is two-hundred ten million dollars. The estimated fair market value for the project when completed is estimated to be two- hundred ten million dollars. No off-site improvements are expected. Current use of the site is parking lot and business offices. No land is expected to be dedicated to the city. The existing pervious area on the site is 151,213 square feet. The proposed pervious area is 151,313 square TT Project Narrative 2.2 -10/19/2009 Page 1 of3 feet. A majority of the site is now paved with asphalt. There are trees and shrubs on the site in the parking areas and near the shopping center to the west, on the bank against 1- 405 and at the east property line near the Puget Sound Energy property. One-hundred four primarily deciduous trees measuring 6" diameter or better in parking and new building areas will be removed and replaced with one-hundred thirty-three trees for a net gain of 29 trees. The site contains areas of potential flooding as indicated on the Flood Insurance Rate Map published by FEMA. The mapped area includes the westernmost portion of the existing parking lot for Triton Towers One and the parcel west of Triton Towers Two and Three in the adjacent Renton Village retail complex. The mapped elevation is 24 (NGVD 29). The proposed finish floor elevations will be elevated sufficiently above the flood elevation. A tributary to Rolling Hills Creek and a portion of the mainstem of Rolling Hills Creek are located along the southern boundary of the Triton Towers One parking lot. Rolling Hills Creek and the upstream tributary area are designated as Class Ill streams by the City of Renton. The Washington Department of Fish and Wildlife and the City of Renton have determined that the stream and tributary are non-salmonid bearing. The proposed improvements are over 200 feet from Rolling Hills Creek. There are no other special site features. To the East is a mapped wetland which is separated from the site by Talbot Road South (State Highway 515) and therefore does not require a wetland analysis, according to City of Renton regulations. (See attached map.) The subsurface soils consist of gravel fill over several feet of native organic silt or peat. The organic layer is located above a stratified clay, silt, sand layer deposited during glacial recession. It would appear that the groundwater for the Triton Towers site is approximately seven to ten feet below ground surface. Grading is proposed to level building sites and to excavate for a partial basement level at Parking Garage D. No imported fill is planned. On-site utility work will consist of new fire lines, storm and sanitary infrastructure across the site to service the proposed buildings. During construction, temporary job shacks will be set up following code requirements. Alternate Mixed-Use Plan As an alternate to the above concept, we are also requesting approval of a mixed-use plan that includes hotel, multi-family and accessory retail uses in addition to the predominant office use. The alternate plan approval would allow substitution of these alternate uses in lieu of office at the discretion of the applicant to flexibly respond to the maximum range of market conditions. The alternate plan consists of all of or a portion of the following: TT-6 The alternate plan for TT-6 is multi-family housing, either rental apartments or for-sale condominiums or a combination thereof. Using the same building FAR as office, the alternate multi-family use could accommodate up to 400 housing units plus amenity spaces which would require 400 parking stalls at a parking ratio of one parking stall per residential unit. It is anticipated that all or a portion of the visitor parking could be shared- use stalls with the office uses. The building footprint and envelope will likely need to be modified to respond to market conditions at the time the multi-family is constructed. The IT Project Narrative 2.2 -I 0/19/2009 Page 2 of3 anticipated environmental impacts, including transportation, have been shown to be less than the impacts of office development. TT-7 The alternate plan for TT-7 is either a business or full service hotel. Using the same building FAR as office, the alternate hotel use could accommodate up to 450 hotel rooms plus supporting space which would require 450 parking stalls at a parking ratio of one parking stall per hotel room. It is anticipated that a portion of the required parking could be shared-use stalls with the office uses. The building envelope will likely need to be modified to respond to market conditions at the time the hotel is constructed. The anticipated environmental impacts, including transportation, have been shown to be less than the impacts of office development. Accessory Retail Under either the original office campus plan or the alternate mixed-use plan or combination thereof, it is intended that accessory retail may be added at the first floor of any of the buildings, including existing buildings, at the discretion of the applicant up to a total of 30,000 square feet spread throughout the campus. The intent is that this retail will predominantly serve the office or other uses within the campus and therefore will not result in any increase in traffic impacts. It is also envisioned that none of the retail spaces will exceed 5,000 square feet individually. Retail uses may include but are not limited to; coffee, cafe (including outdoor patio seating), bank, office supply, drycleaner, florist, mail service (such as FedEx) and the like. TI Project Narrative 2.2 -10/19/2009 Page 3 of3 .. PLANNING DIVISION ENVIRONMENTAL CHECKle;l~,ient~ City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Planning Div1s1on on ~ o 21109 [Ri ,~ cc [g ~~~ [5) The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For non project actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. H:\ffiTT Exp Env Checklist 1.2.doc -1 -02/08 A. BACKGROUND 1. Name of proposed project, if applicable: Triton Towers Expansion 2. Name of applicant: 3. Mark Ludtka Callison Address and phone number of applicant and contact person: Applicant: Mark Ludtka, Callison Contact: 1420 Fifth Avenue #2400 Seattle, Washington 98101 Keith Maehlum Renton Properties, LLC 2025 First Avenue, Suite 700 Seattle, WA 98121 206.448.5080 4. Date checklist prepared: September 30, 2008, updated October 19, 2009 5. Agency requesting checklist: City of Renton-Dept. of Community and Economic Development 6. Proposed timing or schedule (including phasing, if applicable): Do not know schedule. See phasing plan attached. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None planned to date. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Traffic study-Transpo Stream Study -The Watershed Company 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. NIA 10. List any governmental approvals or permits that will be needed for your proposal, if known. Clearing and Grading Permit, Utility permits, Building permits, Conditional Use Permit (Helipad) 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. Renton Properties, LLC proposes to add four additional office buildings (Buildings 4-7 and a parking garage (A,B,C) to an existing office complex. Building 7 will incorporate additional parking garage space. The gross square feet of new office buildings proposed is 1,137,129 s.f. The gross square feet of the new parking garage area proposed is 658,389 s.f. Reconfiguration and demolition of existing parking stalls is also proposed. Alternate H:\mTT Exp Env Checklist 1.2.doc -2 -02/08 Plan: Building 7 use may be changed from office to hotel use, Building 4 use may be changed from office to multi-family rental or for-sale residential use, and office use on the first floor of all buildings (existing and new) may be changed to accessory retail. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Three parcels bound by SW Grady Way, Talbot Road S. 1-405 and Renton Village to the west. Existing building addresses are: 555 South Renton Village Place, 700 South Renton Village Place and 707 South Grady Way, Renton, Washington B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one\; flat, rolling, hilly, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope?) The right of way slope adjacent to 1-405 is the steepest slope. This is not in the construction area. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Sand, silt, clay, loose gravel, peat, sandstone, mudstone, shale, coal and topsoil. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading is proposed to level building sites and to excavate for partial basement level at Parking Garage D. No imported fill is planned. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 83.1%. A reduction in the percentage of impervious area is expected as the result of this development. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: The building permit plan set will included a proposed Temporary Erosion Control and Sedimentation (TESC) Plan to mitigate any potential for erosion during the clearing and grading activities associated with the proposed projects. H:1mn Exp Env Checklist 1.2.doc -3 -02/08 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Potential dust and odors associated with construction activity. Automobile emissions. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: None 3. WATER a. Surface Water; 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes. A Class Ill stream enters and exits culverts on the southwest corner of the site. No work in this area. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. Yes, No new work in flood plain area. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No H:lmTT Exp Env Checklist 1.2.doc -4 -02/08 . ' 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Sanitary sewer flows will be discharged to the City of Renton public sanitary sewer system. Approximately 7,850 people will be served by the entire office development (4,550 new). Fewer people would be served under the Alternate Plan uses. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. On site stormwater run-off from paved surfaces will be collected and transported via a system of curb, gutter, catch basins and underground storm drainage pipe to detention and existing water quality facilities. The run-off is then directed to the City of Renton's storm drainage system. 2) Could waste material enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: None 4. PLANTS a. Check or circle types of vegetation found on the site: _x_ deciduous tree: alder, maple, aspen, other _x_ evergreen tree: fir, cedar, pine, other _x_ shrubs __ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Planting strips with shrubs and trees: 39,800 s.f. removed c. List threatened or endangered species known to be on or near the site. Do not know. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Altered parking and perimeter planting areas will be re-planted to meet or exceed code requirements with native and compatible species. New areas will be planted with mixed native and climate compatible species of trees and shrubs. Species installed will provide color and texture variety throughout the year. There will be 39,900 s.f. of new and 151,313 s.f. total landscaping on site. 5. ANIMALS H:ITT\TI Exp Env Checklist 1.2.doc -5 -02/08 a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: N/A Birds: hawk, heron, eagle, songbirds, other--------- Mammals: deer, bear, elk, beaver, other---------- Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. N/A c. Is the site part of a migration route? If so, explain NIA d. Proposed measures to preserve or enhance wildlife, if any: None 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar} will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Yes, the proposed tower TT-5 could shade parts of Renton Village Shopping Center in the morning to afternoon. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Building insulation, efficient HVAC systems, solar shades and solar glazing. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No 1} Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise H:\mTT Exp Env Checklist 1.2.doc -6 -02/08 .. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from 1-405. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Potential temporary noises associated with the activities of construction. M-F 7am-8 pm. 3) Proposed measures to reduce or control noise impacts, if any: Standard methods and practices will be implemented to meet or exceed code requirements to reduce and control any potential site disruptions during construction. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Commercial office on the subject site. Neighborhood business to the West. All within the Commercial Corridor. b. Has the site been used for agriculture? If so, describe. Do not know. c. Describe any structures on the site. Three seven story office towers. d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? CO, Commercial Office f. What is the current comprehensive plan designation of the site? Commercial Corridor g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes, 718,000 s.f. of the project site is within the Geologic (Seismic) Hazard Area. 234,500 s.f. is within the Flood Hazard Area. There is no new work in this area. There is a Class Ill stream. There is no new work in this area. i. Approximately how many people would reside or work in the completed project? Approximately 4,550 people will work in the proposed new office buildings. j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: NIA H:lmTT Exp Env Checklist 1.2.doc -7 -02/08 I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Compliance with existing CO zoning classification and City of Renton Municipal Code. The project is consistent with the Comprehensive Plan for Commercial Corridors. More efficient urban configurations with cohesive site planning will be provided. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. NIA Under the Alternate Plan, up to 400 market rate multi-family housing units could be provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A c. Proposed measures to reduce or control housing impacts, if any: N/A 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 150'-0" above finish grade. Glass is the principal exterior finish material. b. What views in the immediate vicinity would be altered or obstructed? Do Not Know. c. Proposed measures to reduce or control aesthetic impacts, if any: Solar shades and varied exterior materials. Different fa9ade designs for each building face depending on solar orientation. Recesses in the ground floor plan for varied facades. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light through window glazing will be transmitted mainly in the evening and winter. Glare should be minimal with low,glare glazing use. New site lighting will meet city standards for glare. b. Could light or glare from the finished project be a safety hazard or interfere with views? Do Not Know c. What existing off-site sources of light or glare may affect your proposal? No existing light or glare issues to our knowledge. d. Proposed measures to reduce or control light and glare impacts, if any: H:\mTT Exp Env Checklist 1.2.doc -8 -02108 , . Low-glare glazing on buildings and shielding to prevent light spill-over from site lighting and parking garages are proposed. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Do not know b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: N/A 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. The site is within an area that is considered to have a higher likelihood of finding artifacts of cultural significance than other locations within Renton. c. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The access to the site is proposed via S. Grady Way, Talbot Road South and S. Renton Village Place. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes c. How many parking spaces would the completed project have? How many would the project eliminate? 1067 on-grade stalls 2145 stalls in parking garages 3212 Total stalls (1827 existing -1159 of existing are proposed to be eliminated) Under the Alternate Plan, fewer parking stalls could be provided for the lower intensity uses, one stall per unit for the multi-family housing use and one stall per room for the hotel use, a portion of which may be shared-use with the office parking. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? H:ITI\TT Exp Env Checklist 1.2.doc -9 -02/08 ·' No e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Refer to attached transportation study. g. Proposed measures to reduce or control transportation impacts, if any: None 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. During business hours there could be an increase in the need for police protection due to the increase in site use. Fire protection needs will increase due to new structures. b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Circle utilities currently available at the site: electricity. natural gas. water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water-City of Renton, Electricity-PSE. Refuse-Allied Waste, Natural Gas-PSE, Telecommunications-Qwest and misc .• Sanitary-City of Renton. All of these services will need to provide services to the site. All exist on the site and modifications will be made to existing services. C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Keith Maehlum Date: October 19 2009 H:\mTI Exp Env Checklist 1.2.doc -10 -02/08 Denis Law Mayor October 8, 2009 Keith Maehlum Renton Properties, LLC 2025 First Avenue #700 Seattle, WA 98121 SUBJECT: "On Hold" Notice Department of Community & Economic Development Triton Towers Expansion/LUA08-117, ECF, SA-M, CU-H Dear Mr. Maehlum: The Planning Division of the City of Renton accepted the above master application for review on October 28, 2008. On November 20, 2008, the applicant requested that the subject project be placed on hold pending a decision to include additional uses beyond the original submittal. At this time, the applicant has decided to include residential, hotel, and retail uses within the Master Site Plan, through a Development Agreement. The Draft Development Agreement -Term Sheet and Draft Development Agreement was provided to the City for initial review on September 23, 2009. The Department of Community and Economic Development (CED) has conducted a cursory review of the Term Sheet. The enclosed comments from CED are reflected in a "red line" format for your review. The Draft Development Agreement -Term Sheet and Draft Development Agreement are required to be circulated to all City departments for additional review and comment. In order for this process to begin, staff has determined that additional information is necessary to continue the review of the above subject application. The following information will need to be submitted: • 12 copies of an updated project narrative. • 5 copies of an updated Traffic Study stamped by an engineer. This study can include the mixed-use spreadsheet showing proposed uses and maximum building areas associated with vehicular trip counts. This study shall also include information supporting the "trip ceiling" proposed in the Draft Development Agreement and provide information as it pertains to the existing trips attributed to the subject site. • 12 copies of an updated Environmental Checklist. • 12 copies of a density worksheet. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • • If any changes are proposed that would result in changes to the Drainage Control Plan, Utilities Plan, Conceptual Grading Plan, and Landscape Plan, provide 5 copies of any new plan sets. In addition, please provide 8 Y, by 11-inch reduced copies of any new plan sets. • If any changes are proposed that would result in changes to the Site Plan, provide 12 copies of the new plan set. In addition, please provide an 8 Y, by 11-inch reduced copy of the new plan set. If you have any questions about the "red line" comments or the above requested materials, please feel free to contact me at (425) 430-7314. The City looks forward to continuing its work with you to strengthen the land use and economic development opportunities in the Triton Towers area. At this time, your project will remain "on hold" pending receipt of the requested information. Sincerely, Vanessa Dolbee Associate Planner Enclosure: Red lined Term Sheet cc: Mark Ludtka -Callison/ Applicant Rebecca Davidson/ Party(ies) of Record Alex Pietsch, CED Administrator Chip Vincent, Planning Director Suzanne Dale Estey, Economic Development Director Neil Watts, Development Services Director ' Triton Towers-= Expansion -(CED Comments in Red) Development Agreement -Term Sheet (Note: Items in bold italic are terms to be incorporated in the Development Agreement) I. Property Ownership 2. Project Site 3. Development Under this Agreement 4. Allowable Development a. Maximum allowable development i. Generally per the Master Site Plan b. Office development i. Up to 1.2 million s.f. per the Master Site Plan, include the number of buildings per the 1~faster Site Plan. c. Residential development i. Residential must be located within JI)(} the T-6 building (Master Plan shall be made a part ofthe Development Agreement)feet B}SW GFady Way and must be developed consistent with CA zoning standards, except: I. No maximum dwelling units per acre Z. Redueed parking requirements Jf:tll' residential, minimum B-f 0. 7 sla!ls pel' u11it (This would be included as a parki11g modification through the Master Site Plan review) 3. Same building height allowed as CO zone [cannot achieve 250 foot height allowed under CO zone due to avigation easement restriction to approx. 182/eet] 4. Offsite parking is allowable within 300 feet of site [this would allow the parking to be located in the common parking structure shown on the master site plan} d. Hotel development (new section) i. Hotel must be ,'neated wilhill J()() feet ef! UJSuse would be permitted e. Mandatory phasing of development i. Reside11tial must be accompanied by or built after additional office development f. Urban Desig11 District 'D' i. All new development 011 the site would be subiect to Design District 'D' standards (RMC 4-3-10()) 5. Vesting Term a. Vesting of development regulations i. Vested upon approval of this Development Agreement b. Police power authority DA-Term Sheet 08126/09 • i. Vesting provided under RCW 36. 70B c. Term of Agreement i. 20 years ii. IO years from lite date of approval oft/tis Development Agreement, 50 percent o(tlte developme11t for lite site sltall be completed. /(50 percent is not completed tlten vesti11g to impact/mitigation fees sltal/ be null and void. iii. I(50-percent o(the development is completed by lite end o(tlte 10-vear time frame than vesting to the impact/mitigation fees shall remain as originally vested by tltis Development Agreement. d. Optional Regulations i. Owner may opt in to future regulations 6. Transportation a. Vesting to concurrency ordinance and impact fees i. Vesting effective as of lite date of tlte Agreement (Vesting slwl/ be to lite new impact fees that are anticipated to be adopted in 2010/ b. Concurrency approval i. Vested upon approval of tltis Development Agreement c. Trip Ceiling for the project i. Limited to 2,046 net new PM Peak trips (use a maximum trip ceiling for the entire site, existing a11d 11ew, to help clarifv tlte transportation credits for the site/ d. Credit for existing trips e. Credits against transportation impact fees f. No additional transportation concurrency review 7. Utilities (Re-work language to ensure the City is not responsible for improvements needed for connection of the buildings to the existing systems) a. Sanitary sewer system i. City infrastructure capacity is adequate to support proposed development b. Water service i. City infrastructure capacity is adequate to support proposed development c. Storm sewer i. City infrastructure capacity is adequate to support proposed development 8. SEPA Compliance a. Project-level SEPA review complete for all components of Master Site Plan i. The Master Site Plan to become a part of the Development Agreement (i.e. Attachment A) b. Further SEPA review limited 9. Project Mitigation a. Transportation mitigation i. Required improvements DA-Tenn Sheet 08126/09 • • 1. No off-site improvements are required other than selection of elements from TDM menu (more than one option from TDM menu shall be required) n. Impact fees J. New trip fee not to exceed upcoming fee schedule to be adopted by the end of 20()9 J 0 b. Storm water mitigation i. No storm water detention is required pursuant to draft 2009 King County Surface Water Design Manual language ii. Water quality enhancements will be provided c. Critical areas buffers and mitigation i. Rolling Hills Creek -The proposed Master Site Plan does not envision any construction along the south property line adjoining I-405 west of the east face of TT-1. In the event that construction occurs west of the east face of TT-1 along the south property line, additional buffer mitigation will be provided along the north side of open portions of the creek. ii. There are no other critical areas on the site that will require additional mitigation. 10. Permit Processing a. Master Site Plan and Environme11tal Review (SEPA)All tliseretionary llfJJJ."flVals are covered by this Development Agreement -project development may proceed to administrative Site Plan Re1•iew a11d subsequent construction/building permit stage~ 11. General Provisions DA-Term Sheet 08/26/09 DEVELOPMENT AGREEMENT BETWEEN RENTON PROPERTIES LLC AND THE CITY OF RENTON FOR FUTURE REDEVELOPMENT OF TRITON TOWERS Draft Language (9-22-09) This DEVELOPMENT AGREEMENT ("Agreement") between RENTON PROPERTIES LLC, a Washington Limited Liability Corporation, and THE CITY OF RENTON ("City"), a municipal corporation of the State of Washington, in entered into pursuant to the authority of RCW 36. 70B. l 70 through .210, under which a local government may enter into a development agreement with an entity having ownership or control of real property within its jurisdiction. [ADD RECITALS) 1. Property Ownership. RENTON PROPERTIES LLC is the owner of certain real property ("OWNER"), known as the TRITON TOWERS ("Project"), located in the City of Renton, King County, Washington, and more particularly described in Attachment I, attached hereto and by this reference incorporated herein. 2. Project Site. The Project site consists of three parcels bound by South Grady Way, Talbot Road South, Interstate 405 and Renton Village, with a total site area of approximately 22 acres. The Project site is currently located entirely within the Commercial Office ("CO") zoning district and is designated Commercial Corridor in the City's Comprehensive Plan. Three seven-story office towers currently exist on the Project site. The existing building addresses are 555 South Renton Village Place, 700 South Renton Village Place, and 707 South Grady Way, Renton, Washington. 3. Development Under this Agreement. The Project will be developed under the jurisdiction of the City pursuant to the terms and conditions of this Agreement. This Agreement sets forth the development standards, mitigation measures, and other conditions of development for the Project. Provision of adequate water supply, proper operation and maintenance of surface water management systems, adequate sewer service capacity, adequate public safety facilities and services, and adequate transportation facilities will be fully satisfied through Owner's compliance with the requirements of this Agreement. Provided that Owner satisfies its obligations under this Agreement as such obligations may arise, the City shall provide and fund on a timely basis the necessary City public infrastructure specified in this Agreement needed to support build-out of the Project. ' a. All discretionary approvals are covered by this Development Agreement -project development may proceed to building permit stage 11. General Provisions DA-Term Sheet 08/26109 a. Vesting to concurrency ordinance and impact fees i. Vesting effective as of the date of the Agreement b. Concurrency approval i. Vested upon approval of thfa· Development Agreement c. Trip Ceiling for the project i. Limited to 2,046 net new PM Peak trips d. Credit for existing trips e. Credits against transportation impact fees f. No additional transportation concurrency review 7. Utilities a. Sanitary sewer system i. City infrastructure capacity is adequate to support proposed development b. Water service i. City infrastructure capacity is adequate to support proposed development c. Storm sewer i. City infrastructure capacity is adequate to support proposed development 8. SEPA Compliance a. Project-level SEPA review complete for all components of Master Site Plan b. Further SEPA review limited 9. Project Mitigation a. Transportation mitigation i. Required improvements 1. No off-site improvements are required other than selection of elements from TDM menu 11. Impact fees 1. New trip fee not to exceed upcoming fee schedule to be adopted by the end of 2009 b. Storm water mitigation i. No storm water detention is required pursuant to draft 2009 King County Surface Water Design Manual language ii. Water quality enhancements will be provided c. Critical areas buffers and mitigation i. Rolling Hills Creek -The proposed Master Site Plan does not envision any construction along the south property line adjoining 1-405 west of the east face of TT-I. In the event that construction occurs west of the east face of TT-I along the south property line, additional buffer mitigation will be provided along the north side of open portions of the creek. ii. There are no other critical areas on the site that will require additional mitigation. 10. Permit Processing DA-Tenn Sheet 08/26109 • Triton Towers -Expansion Development Agreement -Term Sheet (Note: Items in bold italic are terms to be incorporated in the Development Agreement) I. Property Ownership 2. Project Site 3. Development Under this Agreement 4. Allowable Development a. Maximum allowable development i. Generally per the Master Site Plan b. Office development i. Up to 1.2 million s.f. per the Master Site Plan c. Residential development City of Renton Planning Division SEP 2 3 2009 i. Residential must be located within 300 feet of SW Grady Way and must be developed consistent with CA zoning standards, except: 1. No maximum dwelling units per acre 2. Reduced parking requirements for residential, minimum of 0. 7 stalls per unit 3. Same building height allowed as CO zone [cannot achieve 250 foot height allowed under CO zone due to avigation easement restriction to approx. 182/eet] 4. Offsite parking is allowable within 300 feet of site [this would allow the parking to be located in the common parking structure shown on the master site plan} d. Hotel development (new section) i. Hotel must be located within 300 feet of I-405 e. Mandatory phasing of development i. Residential must be accompanied by or built after additional office development 5. Vesting Term a. Vesting of development regulations i. Vested upon approval of this Development Agreement b. Police power authority i. Vesting provided under RCW 36. 70B c. Term of Agreement i. 20 years d. Optional Regulations i. Owner may opt in to future regulations 6. Transportation DA -Term Sheet 08/26109 4. Allowable Development. 4.1 Existing Development. The Property is currently developed with approximately 400,000 s.f. of office uses in three buildings. These existing uses shall be entitled to continue for the term of this Agreement and shall not be counted against any entitlements set forth in this Agreement for new development on the Property. 4.2 Maximum Allowable New Development. Except as otherwise provided herein, the maximum allowable development of new uses and floor area in the Project shall be limited to any mix of buildings and permitted uses that does not generate more than 2,046 Net New Trips (as defined below) from new onsite development ("Allowable Development"). 4.3 Office Development. Maximum allowable development of new office space shall be 1,200,000 s.f. (assuming no Net New Trips are allocated for residential or hotel development). 4.3 Residential Development. Residential development in the Project shall be subject to the following conditions and entitlements: 4.3 .I Floor area devoted to residential use shall be located on the Project Site within 300 feet of Grady Way S.W. 4.3.2 Residential uses shall be developed in accordance with the standards of the CA zone, except as follows: a. No maximum density ( expressed in terms of dwelling units per acre). b. Minimum parking requirement shall be 0. 7 stalls per dwelling unit. c. Accessory residential parking may be located within 300 feet of the perimeter of the Project site. d. Building height shall be as permitted in the CO zone. 4.4 Hotel Development. Floor area devoted to hotel use shall be located on the Project Site within 300 feet of 1-405. 4.5 Mandatory Phasing of Residential Development. The City shall not issue certificates of occupancy for new residential development on the Project site until a certificate of occupancy has been issued for the First Office Phase. The "First Office Phase" shall be a structure on the Project Site which includes not less than 120,000 square feet of gross floor area of office and related commercial uses. 5. Vesting; Term. 5.1 Vesting of Development Regulations. The Project is hereby vested to all development regulations (as that term is defined in RCW 36. 70B. l 80) in effect on the Effective Date of this Agreement (the "Development Regulations"), including but not limited to: The Comprehensive Plan (Ord __ adopted ; the Renton Zoning Ordinance (Ord. _, adopted ; the Renton Subdivision Ordinance (Ord. __ , adopted ; the Renton Critical Areas Ordinance (Ord. __ , adopted ; Shoreline Master Program designations and pre- designations; transportation concurrency regulations; stormwater, surface water treatment and quality, and surface water retention and detention design standards and ordinances; SEPA regulations and substantive SEPA policies. Development of the Property shall not be subject, during the Term of this Agreement, to any amendments or replacements of the Development Regulations, including to the ordinances listed above. These are rights vested under state law for purposes ofRCW 36.?0A.300 (3)(a). 5 .2 Building and Life/Safety Codes. The vesting provided in this Agreement shall not apply to building, construction and life/safety codes adopted by the City and generally in force throughout the City. 5.3 Police Power. Nothing herein relieves Owner of any obligations it may have during the Term to comply with state or federal laws or regulations of any kind, including without limitation those related to storm and surface water regulation. As provided by RCW 36. ?OB.170( 4), the proposed development shall not vest against new development regulations to the extent the new regulations are required by a serious threat to public health and safety. 5.4 Term of Agreement. The prov1s10ns of this Agreement, including without limitation the vesting described in this Section 5, shall apply for twenty (20) years from the Effective Date of this Agreement (the "Term" of the Agreement). 5.5 Optional Regulations. During the Term of this Agreement Owner may at its option develop the Property or portions thereof in accordance with new code provisions or generally applicable standards for that subject adopted after the date of execution of this Agreement, without the obligation to bring other portions of the Property into conformance with newly-adopted codes or regulations. 6. Transportation. 6.1 Vesting to Concurrency Ordinance and Impact Fees. Owner is vested to the traffic concurrency regulations and impact fee provisions of the City Code in effect as of the Effective Date for the Term of this Agreement. 6.2 Concurrency Approval. The City has determined that the Project, up to the Trip Ceiling (hereinafter defined), meets the City's standards for transportation concurrency approval and mitigates significant adverse impacts. This determination is based upon compliance with the terms of this Agreement, including payment of • applicable impact fees and pro-rata fair share payments and construction of certain transportation system improvements, as set forth in this Agreement. 6.3 Trip Ceiling for the Project. New development within the Project under this Agreement is limited to development-generating net new P.M. Peak Hour vehicle trips (inbound and outbound) ("Net New Trips") not exceeding the Trip Ceiling. New development within the project exceeding the Trip Ceiling shall be subject to mitigation and concurrency requirements applicable at the time of application. 6.4 Establishment of Trip Ceiling. The number of Net New Trips for the Project for which full mitigation and concurrency approval is established under this Agreement (the "Trip Ceiling") shall be 2,046 Net New P.M. Peak Hour Trips from new development. The methodology for determining Net New Trips for any phase of the Project (including assumed values for trip generation and percentages for trip reductions) shall be as set forth in the SEP A Documents related to this Project. Trip counts shall be estimated at the perimeter of the Project site; trips internal to the Project, including trips originating from or terminating at the Renton Village property to the west (as identified on Exhibit _ attached hereto), shall not count against the Trip Ceiling. Impact fees and pro-rata fair share payments for transportation mitigation improvements shall apply only to the Net New Trips allocated to the proposed new development and shall be imposed on each phase of the Project only to the extent that phase generates Net New Trips. 6.5 Credit for Existing Trips. The existing development on the Project site generates a total of 564 PM Peak Hour Vehicle Trips (96 trips inbound and 468 trips outbound) ("Existing Development Trips"). Existing Development Trips shall not count against the Trip Ceiling, and are not subject to impact fees or pro-rata fair share payments hereunder. Existing Development Trips may be used as a credit against trip generation from new development to the extent existing uses are permanently discontinued and/or existing structures are removed ("Credit Trips"). Owner may allocate available Credit Trips to the proposed new individual development. 6.6 Credits Against Transportation Impact Fees. Owner shall receive a credit for the value of the dedications of land and other contributions of Transportation System Improvements described herein. 6.7 No additional Transportation Concurrency or SEPA Review Required. Since the City has determined compliance with the mitigation requirements identified in this Agreement satisfies transportation concurrency and substantive SEP A requirements for the Project, no additional SEP A review or transportation concurrency review shall be required for development that is within the Trip Ceiling for the Term of this Agreement, except additional SEPA review may occur as set forth in Section 8 below. 6.8 Alternative Mitigation. If the transportation mitigation required hereunder cannot be constructed within the time frame set out herein for reasons outside the control of Owner, then Owner shall, as an alternative to such construction, (i) reduce or defer the amount of development proposed in the Project; (ii) implement Transportation Demand Management (TDM) strategies, and/or (iii) construct or contribute to other transportation system improvements ("Alternative Mitigation"). The City shall approve such Alternative Mitigation if, with such Alternative Mitigation in place, the Project would pass a test under the City's transportation concurrency requirements in effect on the Effective Date of the Agreement. 7. Utilities. 7.1 Sanitary Sewer System. Sanitary sewer service shall be provided by the City. The City shall provide adequate capacity to accommodate transmission and treatment of sanitary sewer flows for the Allowable Development from the Project, and the City shall not deny the issuance of any permits or approvals related to the Project by reason of lack of such capacity. If at any time a capacity analysis of the system shows that improvements are necessary to accommodate the Allowable Development, then the City shall construct such improvements. The City may fmance the construction of the improvements through bonds or any other source of City capital funding and/or through connection fees, sewer rates or other charges to be paid by all the benefited ratepayers. If the City elects to form a Utility Local Improvement District ("ULID") or other special district to pay for the improvements, Owner agrees to execute a No Protest ULID Agreement for the formation of an ULID to provide such improvements. The No Protest Agreement shall be in a form acceptable to the City. Owner shall be responsible for paying citywide sewer system connection charges and fees at the time of each building permit application, subject to the terms of any applicable No Protest Agreement as described herein and Owner's participation in any ULID or special district assessment. 7.2 Water Service. Water service shall be provided by the City. The City shall provide adequate water service to accommodate the Project, and the City shall not deny the issuance of any permits or approvals related to the Project by reason of lack of such adequate service. If at any time an adequacy analysis of the water system shows that improvements are necessary to accommodate the Allowable Development, then the City shall construct such improvements. The City may finance the construction of the improvements through bonds or any other source of City capital funding and/or through connection fees, water rates, or other charges to be paid by all of the benefited ratepayers. If the City elects to form a Utility Local Improvement District ("ULID") or other special district to pay for the improvements, Owner agrees to execute a No Protest ULID Agreement for the formation of a ULID to provide such improvements. The No Protest Agreement shall be in a form acceptable to the City. Owner shall be responsible for paying citywide water system connection charges and fees at the time of each building permit application, subject to the terms of any applicable No Protest agreement as described herein and Owner's participation in any ULID or special district assessment. 7.3 Storm Sewer. Storm Sewer service shall be provided by the City. The City shall provide adequate capacity to provide transmission of storm sewer flows to accommodate the Allowable Development for the Project, and the City shall not deny the issuance of any permits or approvals related to the Project by reason of lack of such adequate capacity. If at any time a capacity analysis of the storm sewer system shows that improvements are necessary to accommodate the Allowable Development, then the City shall construct such improvements. The City may finance the construction of the , improvements through bonds or any other source of City capital funding and/or through connection fees, storm sewer rates, or other charges to be paid by all of the benefited ratepayers. If the City elects to form a Utility Local Improvement District ("ULID") or other special district to pay for the improvements, Owner agrees to execute a No Protest ULID Agreement for the formation of a ULID to provide such improvements. The No Protest Agreement shall be in a form acceptable to the City. Owner shall be responsible for paying citywide storm sewer system connection charges and fees at the time of each building permit application, subject to the terms of any applicable No Protest agreement as described herein and Owner's participation in any ULID or special district assessment. 8. SEP A Compliance. 8.1 Prior SEPA Documents. Development within the Project areas as contemplated in this Agreement has been addressed and analyzed in prior environmental documents, including but not limited to environmental impact documents prepared for Renton's Comprehensive Plan and the Project environmental review documents ( collectively, the "SEP A Documents''). The SEPA Documents shall constitute compliance to the fullest extent possible under SEP A for all Implementing Approvals. For purposes of this Agreement, an "Implementing Approval" means a land use approval or permit subsequent to the execution of this Agreement which implements or otherwise is consistent with this Agreement, including but not limited to plats, short plats, binding site plans, site plans and master site plans, site development permits, grading and building permits and utility permits. Subject to the provisions of this Section, no further SEPA review is required, and no additional substantive SEPA mitigation measures are required beyond those set forth in this Agreement. 8.2 Further SEP A Review Limited. Except as set forth herein, no further SEPA review shall be required for the Project. The City may require additional SEPA review based only on the following conditions: 8.2.1. An Implementing Approval or requested modification materially exceeds the Project Envelope (hereinafter defined) and governing Development Regulations; or 8.2.2. The City concludes (pursuant to SEPA, SEPA Rules, and City SEPA regulations) that substantial changes have been made to the Project so that, as mitigated, it is likely to have significant adverse impacts not previously analyzed in a SEP A environmental document, and which impacts cannot be mitigated below a level of significance by applicable local, state or federal regulations; or 8.2.3. The City concludes (pursuant to SEPA, SEPA Rules, and City SEPA regulations) that there is new information indicating probable significant adverse environmental impacts of the Project not previously analyzed in a SEPA environmental document which cannot be mitigated below a level of significance by applicable local, state or federal regulations. For purposes of this Agreement, "Project Envelope" means the level and range of development (including maximum structure height, floor area, and use) analyzed in the SEPA Documents. The Project Envelope includes all of the physical aspects of a general development plan, individual project, or other on-site or off-site physical improvements as disclosed and analyzed in the SEPA Documents. As used herein, "materially exceeds" means the proposal, as mitigated, is likely to have significant adverse impacts not previously analyzed in the SEP A Documents or any other SEP A environmental document prepared for property within the Project area and which impacts cannot be mitigated below a level of significance by applicable local, state or federal regulations. 8.3. Written Notice. If the City determines at any time during the Term that it intends to require additional SEPA review for any Implementing Approval, the City shall give Owner written notice thereof and provide Owner an opportunity to modify the Implementing Approval application so as to render such additional SEP A review unnecessary. 9. Project Mitigation. 9.1. Phasing. Development of the Project may occur in Phases. The timing, scope and order of such phases shall be in the discretion of Owner, except as set forth in Section 4 above. 9.2. Transportation Mitigation. As the sole transportation-related mitigation for the Project, the Owner agrees to implement the following Transportation Improvements, and pay the following Impact Fees. No additional Transportation Mitigation shall be required by the City in connection with the Allowable Development; the following Required Improvements and Impact Fees fully mitigate all transportation- related adverse impacts to the environment related to the Allowable Development. 9.2.1 Required Improvements. The Owner shall implement a Transportation Demand Management ("TDM") program which may include one or more of the following measures: • Limiting the amount of free parking for each tenant • Charging parking fees for non-rideshare vehicles • Provide discounted transit passes for employees • Provide on-site showers and changing facilities • Provide sheltered bike racks • Implement an employee van-pool program • Provide a shuttle bus service to off-site transit stations • Promote flexible scheduling and work hours • Create a transportation coordinator position for employees 9.2.2 Impact Fees. For Net New Trips hereunder, the Owner shall pay a Transportation Impact Fee based on the current City of Renton Development Fee schedule (City of Renton Resolution No. __) of $_.00 per new daily vehicle trip. I 9.3 Stormwater Mitigation. The Project shall comply with the City's currently-adopted stormwater regulations. A reduction in the percentage of impervious area is expected as a result of this development; therefore, no mitigation is anticipated to be required. All stormwater mitigation requirements shall be considered fulfilled through compliance with the City's currently adopted storrnwater regulations. 9.4 Critical Areas Buffers and Mitigation. A Class III Stream (as defined by the City's existing Development Regulations), otherwise known as "Rolling Hills Creek", runs along the southern boundary of the Project site. A portion of this stream is culverted, while a portion of the stream is daylighted. The daylighted portion of the stream is located along the southern boundary of the Project site, west of the southernmost existing office building (TT-I) on the Project site. If the Project involves construction within 100 feet of the daylighted portion of the stream, then additional buffer mitigation will be provided along the north side of the daylighted portion of the stream. The Project is also located within a Flood Hazard Area (as defined by the City's Development Regulations) and a Geologic Seismic Hazard Area (as defined by the City's existing Development Regulations); future development of the Project shall comply with the existing Development Regulations regarding these critical areas, except as set forth herein. Mitigation for critical areas will be fulfilled by compliance with the City's existing Development Regulations. 10. Permit Processing. 10.1 Master Site Plan; Site Plan. This Agreement shall constitute a Master Site Plan and Site Plan approval for the Project. as provided in Section of the Zoning Code. Development of the Project shall not require additional land use entitlement permitting, as long as such development is consistent with this Agreement. 10.2 Permit Review. For development consistent with this Agreement, only building permit approval shall be required prior to commencement of construction. The Project shall be subject to the City administrative land use review process under the Development Regulations applicable to such review and approval as provided in Section 5 of this Agreement. The final design of individual buildings within the Project and other improvements, precise locations and layouts of building footprints, land division creating building sites for individual structures, location of utilities, building appeararance, and other land use issues related to authorization of individual development shall be determined based on that process. 11. General Provisions. 11.1 Governing Law. This Agreement shall be governed by and interpreted in accordance with the laws of the State of Washington. 11.2 Recording; Successors and Assigns. This Agreement or a memorandum thereof shall be recorded against the Project Site as a covenant running with the land. This Agreement shall bind and inure to the benefit of Owner and the City of Renton, their successors in interest, and may be assigned to successors in interest to the Project site. Upon assignment and assumption by the assignee of all obligations under this Agreement, Owner shall be released from all obligations under this Agreement. 11.3 Interpretation; Severability. 11.3. I Interpretation. The parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.70B.170 et seq., and this Agreement shall be construed to exclude from the scope of this Agreement and to reserve to the City, only that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. 11.3.2 Severability. If any provisions of this Agreement are determined to be unenforceable or invalid in a final decree or judgment by a court of law, then the remainder of this Agreement not decreed or adjudged unenforceable or invalid shall remain unaffected and in full force and effect. In that event, this Agreement shall thereafter be modified, as provided immediately hereafter, to implement the intent of the parties to the maximum extent allowable under law. The parties shall diligently seek to agree to modify the Agreement consistent with the final court determination, and no party shall undertake any actions inconsistent with the intent of this Agreement until the modification to this Agreement has been completed. If the parties do not mutually agree to modifications within forty-five (45) days after the final court determination, then either party may initiate the arbitration process under Section 11.3.3 by written notice to the other party (the "Arbitration Notice"). 11.3.3 Arbitration. If the parties cannot agree on a single arbitrator within fourteen (14) days of the Arbitration Notice, then the arbitration will be referred to the Judicial Arbitration & Mediation Services, Inc. (JAMS) in Seattle, WA, but if JAMS is not in existence or not able to hear the matter, then either the City or Owner may apply to the Washington Superior Court for appointment of a single arbitrator pursuant to RCW 7.04.050. The parties agree to settle the dispute over these matters by arbitration by a single arbitrator, and judgment on the award rendered by the arbitrator may be entered in any court having jurisdiction thereof. The arbitrator shall establish the procedures and allow presentation of written and oral information, but shall render its final decision within thirty (30) days after the matter is referred to arbitration. The parties shall pay equally the cost of the arbitration, but each party shall pay its own attorney's fees. The arbitrator's decision shall be in writing and specifically set forth those modifications necessary to implement the parties' intent consistent with the court invalidation or unenforceability decision. Dispute resolution by arbitration on the subjects covered by Section 11.3 is the exclusive remedy of the parties in such cases. 11.4 Authority. Each party respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Agreement. 11.5 Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. 11.6 Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time period shall be extended automatically to the next business day. 11.7 Entire Agreement. This Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements, oral or written. 11.8 Default and Remedies. 11.8.1 Cures Taking More Than Thirty Days. No party shall be in default under this Agreement unless it has failed to perform as required under this Agreement for a period of thirty (30) days after written notice of default from any other party. Each notice of default shall specify the nature of the alleged default and the manner in which the default may be cured satisfactorily. If the nature of the alleged default is such that it cannot be reasonably cured within the thirty (30) day period, then commencement of the cure within such time period and the diligent prosecution to completion of the cure shall be deemed a cure. 11.8.2 Rights of Non-Defaulting Party. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel performance or require action consistent with this Agreement. 11.8.3 Attorneys' Fees. In any action to enforce or determine a party's rights under this Agreement, the prevailing party shall be entitled to attorneys fees and costs. 11.9 No Third-Party Beneficiary. This Agreement is made and entered into for the sole protection and benefit of the parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement. 11.10 Interpretation. This Agreement has been reviewed and revised by legal counsel for both parties, and no presumption or rule construing ambiguity against the drafter of the document shall apply to the interpretation or enforcement of this Agreement. 11.11 Notice. All communications, notices, and demands of any kind that a party under this Agreement requires or desires to give to any other party shall be in writing and either (i) delivered personally, (ii) sent by facsimile transmission with an additional copy mailed first class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows: If to the City: City of Renton Ifto Owner: Notice by hand delivery or facsimile shall be effective upon receipt, provided that notice by facsimile shall be accompanied by mailed notice as set forth herein and shall be evidenced by a machine-printed confirmation of successful transmission. If deposited in the mail, certified mail, return receipt requested, notice shall be deemed delivered forty-eight ( 48) hours after deposited. Any party at any time by notice to the other party may designate a different address or person to which such notice or communication shall be given. 11.12 Delays. If either party is delayed in the performance of its obligations under this Agreement due to Force Majeure, then performance of those obligations shall be excused for the period of delay. 11.13 Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original. DATED this __ day of ________ ,, 20_. Denis Law Mayor June 2, 2009 Keith Maehlum Renton Properties, LLC 2025 First Avenue #700 Seattle, WA 98121 SUBJECT: Triton Towers Expansion/ LUAOS-117, ECF, SA-M, CU-H Draft Development Agreement Dear Mr. Maehlum, Thank you for submitting the Draft Development Agreement for the subject project. The City has completed a cursory review of this Draft Agreement. General comments were received from different divisions of City departments including Utility Systems, Transportation, and Planning. These comments have been consolidated and are identified by each division below: Utility Systems made the following general comments of the Draft Development Agreement: • The agreement states that the City shall provide "adequate" "sewer service" and "water service". How are these terms defined? What does that mean? • The developer shall be responsible, financially and otherwise, for construction of their "service lines" • The developer typically applies for a water and sewer availability letter; this gives the City an opportunity to determine what is required to serve the development. This has not been completed yet. • Are you asking the City to provide all offsite improvements necessary for sewer and fire flow etc ... and the service lines? • The Utilities Division is unable to support building the infrastructure to meet the needs of the development proposal. • The language related to how the City finances their utility infrastructure should be removed. • Any reference to treatment of sanitary sewer should be removed from the agreement, as King County is the treatment provider. • What storm water mitigation is proposed? SEPA needs to be completed in order to identify appropriate mitigation. • This agreement should not affect the City's ability to collect utility connection charges for this redevelopment. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Draft Development Agreement • Triton Towers Expansion/ LUAOB-117, ECF, SA-M, CU-H Page 2 of 2 Transportation indicated that they need more specific information in regards to the proposed uses on the subject site so a TIS can be prepared to match the intended uses. Planning/CED, made the following comments on the Draft Agreement: • Section 4. Allowable Development: This section does not address the relationship between the Commercial Corridor land use designation and the Commercial Arterial zoning designation. It is our understanding that one of the goals of this development agreement is to allow for uses on the subject site that are not permitted within the Commercial Office zoning designation but are permitted within the Commercial Arterial zone. For example, residential, hotel and some retail uses, • Section 5.34 Term of Agreement: It was our understanding that a 10 to 15 year time frame was discussed, this section asks for a 20-year agreement. • Section 8. SEPA Compliance: The City needs to review the SEPA in order to provide any comments on this section. • Section 9.4 Critical Areas Buffers and Mitigation: The project needs to go through SEPA review before this commitment can be made. • What is in this agreement for the City, what is our incentive? While the City is eager to work with you to strengthen the land use and economic development opportunities in the Triton Towers area, there are clearly many unanswered questions in this proposal from departments throughout the City. We would be more than willing to continue working with you to find an approach that helps create positive opportunities for both the property owners and the City and addresses the many aforementioned questions. If you have any questions or if you feel a meeting would be necessary, please contact me at (425) 430-7314. Sincerely, V • c.~. ~~, C.E. "Chip" Vincent Planning Director cc: Mark Ludtka -Callison/ Applicant Ale.x Pietsch, CED Administrator Suzanne Dale Estey, Economic Development Director Neil Watts, Development Service Director Vanessa Dolbee, Associate Planner ...... ••• Site Development Associates. LLC 1 c, < 7 r.1:i1n 5-treet bomeil WA 90011 MEMORANDUM Date: February 3, 2009 To: Vanessa Dolbee, City of Renton Planning Department CC: Keith Maehlum Renton Properties, LLC From: Jonathan Turcott, PE Site Development Associates, LLC Subject: Triton Towers Expansion - Summary of Stormwater Requirements APPLICABLE STORMWATERCODE REQUIREMENTS 1. Renton Municipal Code Section 4-6-030 Drainage (Suriace Water) Standards; subsection E, Drainage Plan Requirements and Methods of Analysis; Item 1, Content; indicates that the 1990 King County Surface Water Design Manual is the stormwater code to be used for any permits or approvals listed in subsection E of the same section. 2. The City has discretion to apply the 2005 King County Manual for known downstream flooding. To our knowledge, there is currently no known downstream flooding and the City has not advised us as such. In 2007, the City constructed a new box culvert on the applicant's property for the specific purpose of alleviating City flooding concerns caused by drainage from the Rolling Hills Creek Basin area, which contains the Triton Towers site. The majority of the 925-acre basin area is outside of the Triton Towers site limits. The City's consultant for the project demonstrated that the culvert provided the intended function of alleviating flooding. 3. Even if the City were to mandate that the 2005 King County Manual be used, we would meet the requirements of the Basic Flow Control exception #4. This exception would eliminate the need for a detention facility. The Triton Towers project will meet all requirements as follows: a. The catchment containing the site is over 90% built out b. Eighty percent of the existing development was either constructed prior to 1979, or contains no formal flow control c. Per the stream assessment prepared for the project, there are no streams with salmonids within Y, mile downstream of the project site d. There are no adverse impacts to wetlands within Y, downstream of the project site Summary of Stormwater Requirements TRITON TOWERS EXPANSION Page 1 of 2 February 3, 2009 .. " _. .. e. Due to the construction of the box culvert, there are no severe building flooding problems within 1 mile of the project site f. Undetained flows from the target surfaces subject to basic flow control will generate less than a 10% increase in the 10-year peak flows to a downstream conveyance nuisance problem. In fact, the development as proposed will reduce slightly the discharge from the site. 4. We also previously provided a memorandum dated January 9, 2009 which summarizes a detention facility exemption from the 2005 Washington State Department of Ecology Manual. The King County Manual is required to be functionally equivalent to the Ecology Manual. CONCLUSION Per the City's current code, the 2005 King County Stormwater Code, and the Department of Ecology's Stormwater Code, we conclude that the regulations will not require the project as proposed to provide a detention facility. However, ~ required by the regulations, we could provide water quality treatment for the project. REFERENCES City of Renton Comprehensive Plan, adopted November 1 , 2004 and amended December 12, 2005 City of Renton Municipal Code, current through Ordinance 5020, passed September 29, 2003 King County Surface Water Design Manual, 1990 and 2005 Gray & Osborne, Inc. Renton Village Hydrologic/Hydraulic Analysis, January 27, 2007 Summary of Stormwater Requirements TRITON TOWERS EXPANSION Page 2 of 2 February 3, 2009 JAN 2 7 2009 RECEIVED MEMORANDUM Date: January 27, 2009 TG: 07367.00 To: Vanessa Dolbee, City of Renton From: Dan McKinney, Jr., Transpo Group Kevin Jones, Transpo Group Subject: Triton Towers Expansion-Response to City of Renton and WSDOT Comments This memorandum summarizes Transpo's responses to the review comments provided for the Triton Towers Expansion Transportation Impact Analysis (September 2008 TIA). The TIA evaluated the transportation impacts associated with the proposed development of approximately 1.1 million square feet of office. It should be noted that future development plans are being explored with the City that could include mixed-use development for two of the proposed buildings, which would generate less traffic than documented in the September 2008 TIA. Comments were submitted by the City of Renton, the Washington State Department of Transportation (WSDOT)-Northwest Region, and WSDOT 1-405 Team. Each set of comments is addressed in the following sections. 1. The Cover page of the study should include the name/signature, address, and phone number (could also include stamp with seal) of the person responsible for the study. The revised TIA will include this contact information. 2. Regarding Trip Generation (Table 4) on page 12, the AM and PM Peak Hour Trips shown are based on the Fitted Curve Equations for the General Office Land Use (#710) in the ITE Trip Generation Manual, 7th Edition. According to the ITE Manual, use of the fitted curve equations is acceptable if the Regression Coefficient (R squared) is greater than 0.75. For this land use," R squared" values range from 0.80 to 0.83. Comment acknowledged and no further action is needed. 3. Using the Fitted Curve Equation for determining Weekday (Daily) trips results in 6858 daily trips. This agrees with the daily trip value used to determine the $514,350 transportation mitigation fee discussed under Mitigation on page 20. Comment acknowledged and no further action is needed. 4. In addition to payment of the Traffic Mitigation Fee, the implementation of a transportation demand management (TOM) program (as recommended on page 20 of the study) to address impacts of the proposed development project on the adjacent roadway network is acceptable, provided that implementation of the TOM program and monitoring of the program after implementation can be assured. The developer will coordinate the implementation and monitoring of the TDM program with the City through the development process. The specific TDM measures that are chosen will depend on the phasing of development and types of tenants that are identified. A list of TDM measures is provided below to serve as a list of potential options. Tn=mspo Group • Commute Trip Coordinator • Telecommuting Options • Locker rooms and showers • Flexible Schedule Options • Bike racks/bike lockers • Guaranteed Ride Home • Preferential Carpool Parking Program • Education and Outreach • Vanpool!Carpool program • Commuter Information Kiosks • Zip Car(s) • Subsidized Bus/Transit Passes 5. We suggest providing this transportation study to WSDOT for their review, if you have not already done this. The study indicates that certain traffic volumes have been provided by WSDOT. Also, the Talbot Road/South Renton Village Place/1-405 SB Off-ramp and Talbot Road/1-405 NB On-ramp intersections will be under their jurisdiction once the off-ramp and on-ramp are completed and in operation. Responses to WSDOT comments are included in this memo. 6. We want to point out again that the proposed office building and parking garage located between South Renton Village Place roadway and 1-405 freeway will be in the path of WSDOT's planned future frontage road extending from Talbot Road to the west. In the past month we have notified WSDOT staff of the proposed development project. The completion date of the 1-405 Stage 2 improvements are not known and since the project is not yet funded or procured the required right-of-way, it was assumed to not be completed by the future horizon year. 7. Two minor comments include: The Grady Way/North Rite Aid Driveway (Intersection 6) on Table 1 and Table 6 is noted as restricted to right-in and right-out turning movements. However, the various traffic volume figures include westbound left turn volumes at this intersection. The intersection is proposed as a full access driveway and the footnote in the table is incorrect. This will be corrected in the revised TIA. 8. On page 12, in the last sentence of the first paragraph under Trip Generation, should the word "exiting" be 11 existing"? The text should read "existing" and will be corrected in the revised TIA. 1. Page 4 -Existing Roadway Network: Rainier Ave/ SR167 should be added to the report. Rainier Avenue and SR 167 were not included in the existing roadway network as these roadways fall outside of the study area identified through coordination with the City of Renton. Existing Roadway Network: Please also note Talbot Road Sas SR515 in the report. This will be addressed in the revised TIA. 2 2. Page 5 -Traffic Volumes: the report cited: "traffic volume forecasts provided by WSDOT were used to determine future 2014 conditions". Please provide details and back up data for this statement. Instructions to access electronic Synchro files containing projected 2014 and 2030 traffic volumes were provided via e-mail by WSDOT's Karl Westby on August 13, 2008 (see attached e-mail). 3. Figure 5 -Project Trip Distribution: based on the amount of project generated traffic, the project trip distribution needs to be distributed out to at least 5 percent for better determination. For example, 40 percent of project trips were distributed westward on S Grady Way, which account for more than 400 peak hour trips. However, there are no impacts to the intersections on SR167 identified based on the provided info. The City of Renton does not require that vehicular trips be distributed out to 5 percent. Rather, the City identified intersections for evaluation that would experience the greatest increase in traffic volumes, namely those intersections nearest the project site. 4. It is pertinent to provide LOS analysis for all State Highway intersections (1/S) impacted by 10 or more Peak Hour trips generated by the development (See WSDOT Development Service Manual Chapter 4 for details). When the development degrades a State highway's LOS below the applicable threshold, the highway intersection would be considered deficient to support the development, and WSDOT would seek mitigation of the traffic impacts. When the development affects a highway intersection where the LOS is already below the applicable threshold, then the pre-development LOS is the condition that must be preserved. LOS threshold: LOS D for SR405 and SR167, LOS E Mitigated for SR515 and SR900. The City of Renton does not require that vehicular trips be distributed out to 10 trips. Rather, the City identified intersections for evaluation that would experience the greatest increase in traffic volumes, namely those intersections nearest the project site. 5. Figure 6-Project Trip Assignment: the project distributes 209 NB LT PM Peak trips to Lake Ave S / Grady Way 1/S (#4) and 207 NB LT PM Peak trips to Shattuck Ave S / Grady Way 1/S (#5) while there are direct connections from the development provided in the report. Where the 416 trips came from is unclear as trips distributed from #10 or #12 1/S do not tally up. The assumption of 207 NB LT trips at Shattuck Ave S / Grady Way 1/S, which would require going through the existing retail center. seems unrealistic. Please verify and revise. The analysis assumed that approximately 40 percent of project-generated trips would travel through the adjacent retail center via the existing access easement. About 20 percent of these trips (105 outbound trips during the PM peak hour) originate south of S Renton Village Pl and would first pass through internal intersections (numbers 10 and 13) before continuing through the retail center. About 45 percent of existing PM peak-hour traffic travels to and from the site through the existing adjacent retail center today. It is also important to note that the site is being designed to provide shared access with the retail center, which includes removing the existing internal barriers between the two properties, making it even easier for office trips to travel through the retail center. 3 6. For better visualization of the future condition that this project trip assignments are based upon, please provide a figure (similar to traffic volume figures) showing the channelization of the impacted intersections in the future condition. The requested figure will be included in the revised TIA. 7. The level of impact by this development will be further reviewed in details when all impacted intersections are included in the report based on the redistribution of the project trips. The study area was determined through coordination with the City of Renton and meets established City requirements. No additional intersections will be evaluated in the revised TIA. 8. Please note that we have a programmed project that will address minor roadside safety issues along the SR 900 and SR 169 corridors. The project is in early design phase with about $1.2M budget, as such, we are requesting a pro-rata share from the developer to mitigate the development's traffic impact within these segments of SR 900 and SR 169. The analysis was completed to satisfy City of Renton requirements and the identified improvement falls outside of the identified study area. 1. The planned relocated entrance along the north side of Renton Village Place between buildings TI-2 and TT-4 needs to be adjusted outside of the WSDOT limited access limits. The proposed entrance will be shifted to be outside of the WSDOT limited access limits. 2. The proposed Triton Tower expansion reflects the conceptual layout of the 1-405/1-5 to SR 169 Stage 2 -Widening and SR 515 Interchange Project (Stage 2). The design of the proposed Triton Tower expansion will need to be adjusted to reflect the Stage 2 Project improvements constructed. The Stage 2 Project is currently in the middle of the procurement process for a Design-Build project. The selection of a Design-Builder is anticipated in February of 2009. The final design of the Stage 2 Project will be completed by the selected Design-Builder. The proposed Triton Towers expansion project would be constructed on property owned by the developer. It is our understanding that the Stage 2 interchange project hasn't been designed, doesn't have the right-of-way, and lacks funding, making it unclear how the expansion would need to be adjusted. 3. Three locations on the Talbot Road (SR 515) deteriorate to level-of-service (LOS) Fas a result of the Triton Towers expansion. These locations are the Talbot Road/Renton Village Place/1-405 off-ramp, Talbot Road/East Driveway No. 2 and Talbot Road/East Driveway No. 3 intersections. The Triton Towers expansion proposed mitigation does not address this issue. The proposed mitigation does not quantify how transportation demand management (TOM) measures would impact the operations on Talbot Road and whether they would improve the LOS to an acceptable level. The intersections with SR 515 and the 1-405 on-and off-ramps are part of a Highway of Statewide Significance (HSS). 1-405. The WSDOT considers any development that exceeds (i.e. degrades) established LOS threshold levels as having a probably significant adverse impact to the state highway system. The LOS F with the Triton Towers expansion for the 1- 405 off-ramp intersection exceeds the LOS D threshold for a HSS in an urban area. Further coordination with WSDOT is required to resolve this probable adverse impact. Under 2014 without-project conditions, the 1-405 off-ramp is projected to operate near capacity, indicating that the current design for this intersection 4 will not be adequate to support additional growth in the area, regardless of the development of the project. A TDM program would reduce traffic generated by the overall site (including both the existing development and the proposed expansion). A 24 percent reduction in site generated traffic would improve operations at the SR 51511-405 Off-ramp to LOSE and the unsignalized driveways on Talbot would improve to LOS D. These findings will be documented in the revised TIA. 4. Elements of the proposed expansion. building TI-7 and garage D, would be impacted by and therefore conflict with the unfunded 1-405. Tukwila to Renton Improvement Project (Tukwila to Renton). An environmental assessment was completed for this Project, concluding with a Finding of No Significant Impact (FONSI) signed by the Federal Highway Administration on July 18, 2008. The Tukwila to Renton Project includes the reconstruction of the 1-405/ SR 167 interchange including a split-diamond interchange at Lind Avenue and Talbot Road (SR515) with connecting one-way frontage roads. The Configuration of the 1-4051 SR 167 interchange, including the Lindi Talbot interchange, as well as the alignment of 1-405 have been documented in two concurrence letters between WSDOT and the City of Renton (CAG 05-029 and CAG 05-030, respectively). Both of these letters were signed by the City of Renton Mayor on March 14, 2005. The reconstruction of the 1-405/ SR 167 interchange, including the Lind/ Talbot interchange, is also listed in Table 1.1 of the City of Renton Comprehensive Plan. Specifically, project No. 52 describes improvements to 1-405 between Lind Avenue SW and Talbot Road including to "construct one-way frontage road in each direction with ramp connections to 1-405 and Lind at Talbot". The final design and completion date of this project is not known and since this project is not yet funded and has not procured the required right-of-way, it was not assumed to be completed by the future horizon year. If you have any questions regarding these responses or the transportation analysis please call Dan McKinney Jr. at (425) 821-3665. As a follow-up to these responses and as requested by WSDOT, the developer will pursue having a meeting with WSDOT to discuss their comments. Attachments 5 Message Page 1 of 1 Dan McKinney Jr. From: karl westby [Karl.Westby@l405.wsdot.wa.gov] Sent: Wednesday, August 13. 2008 8:30 AM To: Dan McKinney Jr. Cc: "Keith Woolley'; Barrett Hanson Subject: 1-405 Renton Traffic Information Hi Dan, We have pulled together the traffic information you requested in the Renton area. We have conducted traffic analyses for two scenarios in this area: our long term plan and the elements of it anticipated to be constructed in the near future. The long term plan is the Tukwila to Renton Improvement Project (TRIP). This significantly reconfigures the SR 167 and 1-405 interchanges as well as Lind and Talbot (SR 515) Avenue connections. We recently completed an Environmental Assessment of this project. Some elements of this long term plan are anticipated to be constructed in the near future. This construction will add a northbound and southbound lane on 1-405 between SR 167 and SR 169. It will also add a half diamond interchange connecting to SR 515. This project is partially funded by the Transportation Partnership Account (TPA) and is the name designation used in our electronic files. This project is anticipated to be constructed through a design-build process. This means the details of the design including intersection channelization, storage, exact location of connections, operations, etc. will not be known until we have a design-build firm underway to construct this. Assumptions were made in the traffic analyses regarding these details, but they are still subject to change through the design-build process. All of our analyses were conducted using the CORSIM model. We used Synchro files as a starting point for this work, but CORSIM for the actual operational modeling and performance calculations. The attached link get you to the WSDOT FTP site where you can access the electronic Synchro files you requested. Note that these files are provided for information purposes only. WSDOT does not verify the accuracy or completeness of these files. Let me know if you have any questions regarding this. -Karl Westby ftp ://ftp. w_scl oL wa. gov ii n9orn i n_g_/_l_-40 5/T RIP~-,/'.) f.) :?, 'n .· This e-mail and any files transmitted with it are confidential and are intended solely for the use of the individual or entity to whom they are addressed. If you are NOT the intended recipient or the person responsible for delivering the e-mail to the intended recipient, be advised that you have received this e-mail in error and that any use. dissemination. forwarding, printing or copying this e-mail is strictly prohibited 1/23/2009 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: :f"_c: C:¥\.~(Y\.tC L')(,v , COMMENTS DUE: NOVEMBER 12, 2008 APPLICATION NO: LUAOB-117, ECF, SA-M, CU-H DATE CIRCULATED: OCTOBER 28, 2008 APPLICANT: Mark Ludtka, Callison PLANNER: Vanessa Dolbee PROJECT TITLE: Triton Towers Exoansion PLAN REVIEWER: Arneta Hen SITE AREA: 923,576 sauare feet EXISTING BLDG AREA lnrol1: 433,41g)~auare feet LOCATION: 555 S Renton Villaae Place PROPOSED BLDG AREA lnross( 1,137, 1 w'<--;;,uare feet WORK ORDER••~-,,A,n SUMMARY OF PROPOSAL: The applicant is requesting M er Site Plan approval Hearing Examiner Conditiona se and Environmental Review for the addition of four office buildings ( 4 -TI-7) and one rooftop Helicopter Pad to the Triton wer office complex. The proposed development is located at 555 South nton Village Place and would be devel vn 3 parcels; #1923059023, #1923059001, and #7231600542. The subject site is 92J,J -• · 0 ' ana is zoned Commercial Office (CO). There are three existing office buildings on site, which are to remain. The proposed four new office buildings would be 11 stories in height and would not extend in to the FAR PART 77 Air Space for Renton Municipal Airport. The proposal includes four new parking garages and new surface parking lots in addition to retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four new parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be two access points to TI-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road S and SW Grady Way. There are two additional access points to adJrnning properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary. As such. a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland evaluation a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, storm, and sanitary infrastructure would be provided across the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water Uaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transvortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feet : CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is nee ed to properly assess this proposal. ,,.~Y o CIT OF RENTON 0~~. I(;.¢; Department of Community and + • Economic Development dJ !!!! · ~ Denis Law, Mayor Alex Pietsch, Administrator ~N~o:,.-~~~~~~~~~~~~~~~~~~~~~~- November 24, 2008 Keith Maehlum Renton Properties, LLC 2025 First Avenue #700 Seattle, WA 98121 SUBJECT: Triton Towers Expansion LUAOS-117, ECF, SA-M, CU-H "On Hold" Notice Dear Mr. Maehlum: The Planning Division of the City of Renton accepted the above master application for review on October 28, 2008, The subject application has been placed "On Hold" pursuant to the applicant's request An e-mail received from the applicant on November 20, 2008 stated, "I would like to request that the TT-Expansion project temporarily be put on hold until we can make a decision about revising the application to include other uses. " As such, the Environmental Review and the Public Hearing will be rescheduled and all parties will be notified in a timely manner of the new public hearing date,, Therefore, at this time, your project has been placed "on hold". Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: Mark Ludtka -Callison / Applicant -------10_5_5_S_ou_th_G_r_a_dy-W-ay---R-e-nt-on-,-W-a-,h-in_gt_o_n_9_8_05_7 ______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Washington State Department of Transportation Paula J. Hammond, P.E. Secretary of Transportation November 18, 2008 Vanessa Dolbee City of Renton Planning 1055 South Grady Way Renton, WA 98055 Subject: SR 515 MP6.98 Triton Towers Expansion City of Renton (File #LUAOS-117, ECF, SA-M, CU-H) Transportation Impact Analysis (TIA) Comments Dear Ms. Dolbee: Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TIY: 1-800-833-6388 www.wsdot.wa.gov We thank you for allowing the Washington State Department of Transportation (WSDOT)-- Northwest Region to comment through SEP A for the above referenced development. Please note that these comments are in addition to WSDOT-Urban Corridors' I-405 Team comments. We offer the following: 1. Page 4 -Existing Roadway Network: a. Rainier Ave/ SR167 should be added to the report. b. Please also note Talbot Road S as SR515 in the report. 2. Page 5 -Traffic Volumes: the report cited: "traffic volume forecasts provided by WSDOT were used to determine future 2014 conditions'. Please provide details and back up data for this statement. 3. Figure 5 -Project Trip Distribution: based on the amount of project generated traffic, the project trip distribution needs to be distributed out to at least 5 percent for better determination. For example, 40 percents of project trips were distributed westward on S Grady Way, which account for more than 400 peak hour trips. However, there are no . impacts to the intersections on SR 167 identified based on the provided info. _ 4., It is:pertinent to provide LOS analysis for all State-Highway in~ersectipns (I/S) impacted by 10 or more Peak Hour trips generated by the development (See WSDOT Development $ervice Manual Chapter 4 for details). When the development degrades a State highway's LOS below the applicable threshold, the highway intersection would be considered deficient to support the development, and WSDOT would seek mitigation of the traffic impacts. When the development affects a highway intersection where the LOS is already below the applicable threshold, then the pre-development LOS is the condition that must be preserved. LOS threshold: LOS D for SR405 and SR167, LOSE Mitigated for SR515 and SR900. ; November 18, 2008 SR 515 -MP 6.98 vicinity (Triton Towers Expansion) Page 2 of 2 5. Figure 6 -Project Trip Assignment: the project distributes 209 NB LT PM Peak trips to Lake Ave S / Grady Way I/S (#4) and 207 NB LT PM Peak trips to Shattuck Ave S / Grady Way I/S (#5) while there are direct connections from the development provided in the report. Where the 416 trips came from is unclear as trips distributed from #10 or #12 I/S do not tally up. The assumption of 207 NB LT trips at Shattuck Ave S / Grady Way I/S, which would require going through the existing retail center, seems unrealistic. Please verify and revise. 6. For better visualization of the future condition that this project trip assignments are based upon, please provide a figure (similar to traffic volume figures) showing the channelization of the impacted intersections in the future condition. 7. The level of impact by this development will be further reviewed in details when all impacted intersections are included in the report based on the redistribution of the project trips. 8. Please note that we have a progra,nmccl project that will address minor roadside safety 1ssiws along the SR 900 and SR I 69 corridors. The project is in early design phase with about $1.2M budget, as such, we a1e requesting a pro-rata share from the developer to mitigate the development's traffic impact within these segments of SR 900 and SR 169. If you have any questions, or require additional information, please contact Felix Palisoc of our Development Services section at 206-440-4713, or via e-mail at palisof@wsdot.wa.gov. Sin/e.ly, /7 J. R~az~[p't Local Agency and Development Services Manager RP:fsp cc: Day/Project Files R. Roberts IR. Brown. MS 120 B. Hanson, 1-405 Team H. Nguyen, MS 117 C:\Felix_DevServ\SEPA_Aesponses\sepaRENTON_SA515MP7TritonTowers TIAComments2City.doc SCIENCE & DESIGN 18 November 2008 Keith Maehlum Renton Properties, LLC Via email: kmaehlum@halrealestate.com Re: Triton Towers Project at 555 S. Renton Village Place -Muckleshoot Tribe Comments on our Stream Evaluation Study The Watershed Company Reference Number: 080805 Dear Keith, Thank you for forwarding the Muckleshoot Tribe comments to us regarding our Stream Evaluation Study for the Triton Towers project, dated August 18, 2008. They have two concerns about our report. One is the description of the tributary and mainstem. The other is the stream classification. The Tribe's comment regarding the mainstem of Rolling Hills Creek and the on-site tributary indicate that our description of these features was misunderstood. To clarify, the tributary (Stream 1) flows onto the site approximately 600 feet west of the southeast property corner. The tributary flows west through a series of culverts and joins the mainstem near the box culvert. The mainstem flows under the parking lot and daylights at the box culvert, which is approximately 250 feet east of the northwest property corner. The mainstem flows off-site to the west. These findings match the City's stream classification map (Jones & Stokes 2005). The WSDOT information the Tribe cites also coincides with our description of the mainstem. The Muckleshoot Tribe's comments incorrectly state that we classified the stream as non-fish bearing. We report that Rolling Hills Creek and the on-site tributary are Class 3 waters. Streams in the City of Renton are classified per RMC 4-3-0SOL(la): a. Classification System: The following classification system is hereby adopted for the purposes of regulating streams and lakes in the City. Stream and lake buffer widths are based on the following rating system: I. Class 1: Class 1 waters are perennial salmonid-bearing waters which are classified by the City and State as Shorelines of the State. ii. Class 2: Class 2 waters are perennial or intermittent salmonid-bearing waters which meet one or more of the following criteria: (a) Mapped on Figure 04, Renton Water Class Map, as Class 2; and/or (b) Historically and/or currently known to support salmonids, including resident trout, at any stage in the species lifecycle: and/or 750 Sixth Street South I Kirkland, WA 98033 p 425.822.5242 / 425.827.8136 watershedco.com Triton Towers -Comment Response Maehlum, K. 18 November 2008 Page2 (c) Is a water body (e.g., pond, lake) between one half (0.5) acre and twenty (20) acres in size. iii. Class 3: Class 3 waters are non-salmonid-bearing perennial waters during years of normal rainfall, and/or mapped on Figure 04, Renton Water Class Map, as Class 3. Iv. Class 4: Class 4 waters are non-salmonid-bearing intermittent waters during years of normal rainfall, and/or mapped on Figure 04, Renton Water Class Map, as Class 4. v. Class 5: Class 5 waters are non-regulated non-salmonid-bearing waters which meet one or more of the following criteria: (a) Flow within an artificially constructed channel where no naturally defined channel had previously existed; and/or (b) Are a surficially isolated water body less than one-half (0.5) acre (e.g., pond) not meeting the criteria for a wetland as defined in subsection M of this Section. As noted in our report, some small cyprinid fish (dace, Rhinichthys species) were seen in the mainstem. However, no salmonids were present. Conditions in the open portions of the tributary were not suitable for salmonids and the connection between the tributary and mainstem was via subsurface flow and was likely a barrier to fish passage. Downstream of the site, the mainstem is culverted in excess of a half-to one-mile section that appears to be a fish barrier. As our report states, we saw no evidence that the stream was mistyped by the City of Renton. The Tribe does note that WSDOT intends to widen I-405 and SR167 downstream of the project site. They anticipate improvements that may remove some existing fish barriers. However, based on current conditions we classify the on-site stream segments as Class 3 waters. Please call if you have any questions or if we can provide you with any additional information. Sincerely, Nell Lund Ecologist, WPIT Cc: Vanessa Dolbee, City of Renton Planner .... ••• Site Development Associates, LLC 10117 Mai1n St:eei: Bothell, WA 96011 MEMORANDUM Date: To: CC: From: Subject: November 19, 2008 Keith Maehlum Renton Properties, LLC Vanessa Dolbee, City of Renton Planning Department Jonathan Turcott, PE Site Development Associates, LLC Triton Towers Expansion - Response to Muckleshoot Tribe Stormwater Comments We have reviewed the comment letter from the Muckleshoot Tribe regarding the Triton Towers Expansion. The preliminary drainage report submitted with the application contains information and analysis of the stormwater conditions associated with the proposed project. The information pertinent to the Muckleshoot letter is summarized below. APPLICABLE STORMWATER CODE REQUIREMENTS The stormwater code currently adopted in the City of Renton is the 1990 King County Surface Water Design Manual. The Manual contains seven Core and 11 special requirements to be addressed in the drainage report for the project. The following are the Core and Special Requirements that are relevant to the Muckleshoot letter. Core Requirement #3: Runoff Control Section 1.2.3. of the 1990 King County Surface Water Design Manual discusses runoff control. Page 1.2.3-5 of the Manual lists two exemptions from runoff control, Negligible Peak Runoff Rate Increase and Direct Discharge. The proposed Triton Towers project meets the requirements of item (2) of the Negligible Peak Runoff Rate Increase exemption. The 1990 Manual standard compares existing conditions to proposed conditions. The proposed project will replace impervious parking areas with buildings, garages, parking and landscape areas. Table 1. is a summary of the existing and proposed coverage areas. Total Site Area = 923 576 sf ' Pervious (sf) Impervious (sr, Existing 156,000 767,567 Proposed 156,100 767,467 Net Increase 100 -100 Table 1. Existing and Proposed Coverage Areas. The result of the project is a net increase in the pervious area from 156,000 square feet to 156,100 square feet. The SBUH flows will be less in the proposed condition than the existing. Response to Muckleshoot Tribe Stormwater Comments TRITON TOWERS EXPANSION Page 1 of 2 November 19, 2008 ... Special Requirement #4: Adopted Basin or Community Plans The project is within the Rolling Hills Basin. Per the City of Renton Comprehensive Plan, the basin experienced problems related to the capacity of storm drainage facilities near Renton Center and the Renton Village. The Uti Ii ties Section of the Comprehensive Plan was last amended on 12/12/05. The City installed a new 4'x6' box culvert in 2007 which was intended to replace a damaged culvert and mitigate flooding in the system. According to the Renton Village Hydrologic/Hydraulic Analysis, prepared by Gray & Osborne on behaW of the City of Renton, this culvert has sufficient capacity to convey the 25-year storm while limiting flooding for the 100-year storm to parking areas. Based on the report, the only flooding for the Rolling Hills system is the parking area west of the Triton Towers Site. The flooding occurs at a manhole on the upstream end of the box culvert. The report indicates that the flooding is related to the backwater of the downstream creeks and the elevation of the parking area. Special Requirement #5: Special Water Quality Control Not applicable. The project does not meet the 5,000 sf threshold of new pollutant generating impervious surface (PGIS) which would require treatment. See exemptions from on-site peak rate runoff control, negligible peak runoff rate increase section 1.2.3-5 in the 1990 King County Surface Water Design Manual. The project will reduce impervious surface by 100 sf. A large quantity of the existing pollution generating impervious surface will be removed for construction of the buildings and garages. SUMMARY The stormwater code adopted by the City of Renton requires the applicant to address the impacts associated with the proposed project. The proposed project will reduce both the total impervious area and the pollution generating impervious area of the Triton Towers site and therefore improve downstream conditions. In addition, the City identified a downstream flooding concern on the adjacent Renton Village parcel and installed a new drainage system as a solution. A portion of the new system was installed on the Triton Towers property. The report for the project prepared by the City's consultant indicates that the solution satisfies City requirements. Please call me anytime if you have questions or require additional information. REFERENCES City of Renton Comprehensive Plan, adopted November 1, 2004 and amended December 12, 2005 City of Renton Municipal Code, current through Ordinance 5020, passed September 29, 2003 King County Surface Water Design Manual, 1990 Gray & Osborne, Inc. Renton Village Hydrologic/Hydraulic Analysis, January 27, 2007 Response to Muckleshoot Tribe Stormwater Comments TRITON TOWERS EXPANSION Page 2 of 2 November 19, 2008 Washington State Department of Transportation Paula J, Hammond, P.E. Secretary of Transportation November 12, 2008 Vanessa Dolbee, Project Manager, CED -Planning Division City of Renton Renton City Hall 1055 South Grady Way Renton, Washington 98057 Urban Corridors 1-405 Projects 600 108th. Avenue NE, Suite 405 Bellevue, WA 98004 425-456-8500 Fax 425-456-8600 TIY: 1-800-833-6388 www.wsdot.wa.gov ' '· ~,\-''.i,-.').\'t'·f:., ,. ~:~\ t~ \ ·y,·.1 Subject: Triton Towers Expansion (Project Number LUAOS-117, EDF, SA-M, CU-H) Application Comment Dear Ms. Dolbee: The Washington State Department of Transportation (WSDOT) received a notification from the City of Renton for the Triton Towers Expansion (Project Number LUA08-117). The 1-405 team reviewed the information provided and has the following comments: 1. The planned relocated entrance along the north side of Renton Village Place between buildings TT-2 and TT-4 needs to be adjusted outside of the WSDOT limited access limits. 2. The proposed Triton Tower expansion reflects the conceptual layout of the 1-4051 1-5 to SR 169 Stage 2-Widening and SR 515 Interchange Project (Stage 2). The design of the proposed Triton Tower expansion will need to be adjusted to reflect the Stage 2 Project improvements constructed. The Stage 2 Project is currently in the middle of the procurement process for a Design-Build project. The selection of a Design-Builder is anticipated in February of 2009. The final design of the Stage 2 Project will be completed by the selected Design-Builder. 3. Three locations on the Talbot Road (SR 515) deteriorate to level-of-service (LOS) Fas a result of the Triton Towers expansion. These locations are the Talbot Road/ Renton Village Place/ 1-405 off-ramp, Talbot Road/ East Driveway No. 2 and Talbot Road/ East Driveway No. 3 intersections. The Triton Towers expansion proposed mitigation does not address this issue. The proposed mitigation does not quantify how transportation demand management (TOM ) measures would impact the operations on Talbot Road or whether they would improve the LOS to an acceptable level. The intersections with SR 515 and the 1-405 on-and off-ramps are part of a Highway of Statewide Significance (HSS), 1-405. The WSDOT considers any development that exceeds (i.e. degrades) established LOS threshold levels as having a probably significant adverse impact to the state highway system. The LOS F with the Triton Towers expansion for the 1-405 off-ramp intersection exceeds the LOS D threshold for a HSS in an urban area. Further coordination with WSDOT is required to resolve this probable adverse impact Vanessa Dolbee November 12, 2008 4. Elements of the proposed expansion, building TT-7 and garage D, would be impacted by and therefore conflict with the unfunded 1-405, Tukwila to Renton Improvement Project (Tukwila to Renton). An environmental assessment was completed for this Project, concluding with a Finding of No Significant Impact (FONSI) signed by the Federal Highway Administration on July 18, 2008. The Tukwila to Renton Project includes the reconstruction of the 1-405/ SR 167 interchange including a split-diamond interchange at Lind Avenue and Talbot Road (SR515) with connecting one-way frontage roads. The configuration of the 1-405/ SR 167 interchange, including the Lind/ Talbot interchange, as well as the alignment of 1-405 have been documented in two concurrence letters between WSDOT and the City of Renton (CAG 05-029 and CAG 05-030, respectively). Both of these letters were signed by the City of Renton Mayor on March 14, 2005. The reconstruction of the 1-405/ SR 167 interchange, including the Lind/ Talbot interchange, is also listed in Table 1.1 of the City of Renton Comprehensive Plan. Specifically, project No. 52 describes improvements to 1-405 between Lind Avenue SW and Talbot Road including to "construct one-way frontage road in each direction with ramp connections to 1-405 at Lind and Talbot'. Thank you for the opportunity to comment. Please let me know if you need to discuss any of the comments. Sincerely, Stacy Trussler, P.E. 1-405 Deputy Project Director Cc: Peter Hahn Ramin Pazooki File RF:bh • Tfi7i3T::!008) Vanessa Dolbee -Triton ers Expansion. LUA08-111: ECF. SA-M. . . H. Notice ofApl)lication and Propos'iiit~ifei~1 ~ .. --· From: Karen Walter <KWalter@muckleshoot.nsn.us> To: Vanessa Dolbee <VDolbee@ci.renton.wa.us> CC: Larry Fisher <fisheldf@DFW.WA.GOV> Date: 11/12/2008 01 :02 PM Subject: Triton Towers Expansion. LUAOB-117, ECF, SA-M. CU-H, Notice ofApplication and Proposed Determination of Non-Significance Ms. Dolbee, The Muckleshoot Indian Tribe Fisheries Division has reviewed the notice of application materials. including the environmental checklist and the Stream Evaluation Report (The Watershed Company, August 18 2008) for the above referenced project. We are sending the comments below in the interest of protecting and restoring the Tribe's treaty protected fisheries resources. Rolling Hills Creek Hydrography and Water Typing Concerns The proposed property has two streams on site. The first is Rolling Hills Creek, which to our knowledge a majority of this stream flows in pipes underneath the existing parking lot. A portion of Rolling Hills Creek also flows through an open channel. The second stream is a tributary to Rolling Hills Creek which discharges into Rolling Hills Creek on the project site. This is based on information in the Stream Evaluation Report and information we received from the Washington Department of Transportation (WSDOT) for both the 1-405 Renton Nickel and 1-405 Tukwila to Renton road projects. Please note that based on the WSDOT information we received. the Stream Evaluation Report is likely in error. The tributary they describe as flowing westerly along the south edge of the property is actually Rolling Hills Creek mainstem, not its tributary. The Stream Evaluation Report is also in error regarding water typing for Rolling Hills Creek. The Report indicates that the stream meets the criteria for a Class 3, non-fish bearing water as mapped by the City and also based on information from Washington Department of Fish and Wildlife's (WDFW) Salmonscape map and WADNR water typing maps. If the consultants had contacted the Muckleshoot Indian Tribe Fisheries Division when drafting this report, then we would have informed them that Rolling Hills Creek is fish bearing within the project area based on observed resident fish by the WSDOT in December 2004 and January 2005 based on their field work conducted as part of the 1-405 Renton Nickel project NEPA and permit process. Also, based on a conversation that I had with the WDFW Area Habitat Biologist for this area awhile ago, it is my understanding that he observed fish in Rolling Hills Creek in the open channel on the project site in the past (Larry Fisher. WDFW. pers. comm.). The Stream Report does indicate that "both the tributary and main stem portions of the stream generally meet the state's minimum requirements for the presumption of salmonid fish use based on physical characteristics. such as channel width and gradient". Based on the fish observations and the physical criteria information, these streams should be a Class 2 streams, not Class 3 streams. Project Impact concerns Based on the incorrect water typing discussion above and potential project impacts that were likely not considered as a result. the project may need to be modified to ensure that all adverse impacts to the stream and its buffer are fully mitigated. As part of this, the project needs to verify that there will be no impacts to the regulated stream buffer for the open portion of Rolling Hills Creek. Please indicate if the project will adversely affect the regulated 100 foot buffer for Rolling Hills Creek and if so, the proposed mitigation for this impact. The project also needs to ensure that stormwater will not adversely affect Rolling Hills Creek and the salmon ids within it. The environmental checklist indicates that there will be no work within 200 feet of the affected Class Ill stream; however, the checklist fails to disclose where the City of Renton's storm drainage system discharges. We suspect that Rolling Hills Creek receives stormwater through both stormwater only piping and combined stream/lows and stormwater piping that is shown on a map we received from WSDOT. As a result, it is likely that stormwater from this project may adversely affect Rolling Hills Creek and the salmon ids within it. There may be an increase in stormwater runoff due to creation of the new impervious surface areas from this proposed project. If so, there will be adverse impacts to juvenile salmonids and salmonid habitat unless the stormwater is infiltrated 100%. If [£1_1[13/WOB) Vanessa Dolbee -Triton ers Expansion, LUAoa:111, ECF, SA-M, -·. H, Notice ofApplication and ProposE!aagell!& stormwater cannot be infiltrated at 100%, then the stormwater must be managed to avoid direct adverse impacts to juvenile salmon. Please note that these impacts depend on part as to which stormwater detention standard will be used for this project; it was not disclosed in the checklist. For example, if the project uses the flow duration standard (KCSWDM Level 2 standard), this standard requires projects to match pre-developed site flow rates for 50 percent of the 2-year, 25-year, and 100-year design storms. This approach is typically used lo reduce downstream flooding, as well as, erosion that can degrade or remove salmonid habitat elements (i.e. stable gravel and large woody debris). However, this standard fails to consider that stormwater discharges increase the volume of water in a receiving waterbody and al certain periods of the discharge hydrograph often results in increased stream velocities compared to the pre-development condition or the duration of certain stream velocities. Juvenile salmon ids can be displaced when they are exposed lo water velocities not within their preferred swimming abilities. Juvenile salmon have difficulty to maintain position in velocities of more than 1.0 foot per second for more than one hour; and juvenile salmon seek shelter in areas of low velocity, typically less than 6 inches per second. These water velocities can occur during flow events associated with storm events smaller than the one-month event. Any detention standard less than a Level 2 flow control standard will have more impacts accordingly. We would expect that Rolling Hills Creek would be used by juvenile salmon; therefore, the project must address the potential impacts to juvenile salmon as a result. To address the concerns discussed above, a potential mitigation measure could include modifying the proposal so that Rolling Hills Creek is daylighted and enhanced through the project site. Daylighting the stream will likely require relocating the stream to accommodate the existing and new buildings. One approach could be to relocate the stream to the eastern portion of the site and reconfiguring the parking lots and creating a stream crossing at South Renton Village Place. Trees and willows should be planted to provide shade and wood should be placed in the new and existing open water channels for fish habitat. This approach would enable salmonids an increased likelihood of withstanding stormwater discharges from this project. In addition, this approach would provide mitigation for the existing piped stream segments that were likely never mitigated for when built. Please note that if this project is approved with a portion of Rolling Hills Creek remaining in pipes without mitigation, then this project will maintain an existing adverse impact to salmonids and their habitats without mitigation and an opportunity to restore fish habitat will likely be lost permanently. Finally, another reason to daylight and improve Rolling Hills Creek as part of this project is that WSDOT intends to widen 1-405 and SR 167downstream and adjacent to this project site and will likely affect the culverts in the area as a result. These road projects present an opportunity for some, if not all of the downstream blocking culverts in the highway expansion area to become fish passable as a result. Please note that the Muckleshoot Indian Tribe Fisheries Division is expecting fish passable culverts as part of the road widening projects. We appreciate the opportunity to review this proposal and look forward lo the City's response. Thank you. Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn, WA 98092 I (i _1113/2008) Vanessa· Dolbee -Triton · e-r~s ___ _ From: To: CC: Date: Subject: Vanessa, "Palisoc, Felixberto" <PalisoF@wsdot.wa.gov> <VDolbee@ci .renton. wa. us> "Brown, Rob" <BrownR@WSDOT.WA.GOV> 11/12/2008 04:27 PM Triton Towers I was out of the office for a few days so we will not be able to provide you the comments until the middle of next week. I know that our 1-405 team already made comments for this development; however, we may have some comments from our Region. My thoughts: -we would definitely like to have the developer coordinate with us for any changes to channelization and the signal at Talbot/(new)l-405. -we normally look for impacts of trips over 25 along the state highways. From looking at the distribution, it appears that SR 167/1-405, SR 900 and SR 169 at 1-405 will be impacted by more than 25 trips. Eventhough these intersections are far from the project itself, we would like these intersections analyzed as well. We will forward you our official comments once we finish the review. Thank you, Felix Palisoc WSDOT -NW Region SnoKing Local Agency & Development Services, MS 240 PO Box 33031 0 15700 Dayton Avenue North Seattle, WA 98133-9710 phone: 206-440-4713 email: palisof@wsdot.wa.gov fax: 206-440-4806 Page 1 i DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM November 12, 2008 Vanessa Dolby Amela Henninger /t# Triton Towers Office Campus Application LUA 08-117, 707 S Grady Way, 555 & 700 S Renton Village Pl I have completed my review on the above application for a Master Site Plan in Section 19, Township 23N, Range 5E which proposes four office buildings, a heliport and three parking garages and have the following comments. Existing Conditions Water: • This project site is located in the 196 Water Pressure Zone. Static pressure is approximately 70 psi at street level. • There is an existing 24" water main located in the Talbot Rd S (SR 515) (see City of Renton water drawing W2122), an existing 12" water main located in SW Grady Way (W0820), a 10" water main in the parking lot north of Triton Tower 3 (Wl829) and an existing 12" water main in S Renton Village Pl (W0556). • The maximum available capacity (in GPM) at 20 psi residual pressure from the existing City of Renton water system in the vicinity of the development site is 5,000 GPM. • This proposed development site is not located in the Aquifer Protection Zone. Sanitary Sewer: • There is an existing 18" sanitary sewer main located in S Renton Village PL Storm drainage: • There are storm drainage facilities in Talbot Rd S, SW Grady Way and in S Renton Village PL Code requirements: Water: • This project will be required to install a 12" DI water main loop around the complex of buildings. The conceptual water main drawing submitted (plans dated Oct. 1, 2008) has preliminary approval. There will be additional comments as supplement information is submitted; a commercial building permit will trigger a separate full review. AH 08-020.doc Union Pl Apts Page 2 of 4 • Per the City of Renton code when the required fire flow is over 2500 GPM the fire hydrants shall be served by a main which loops around the building or complex of buildings and reconnects back into a distribution supply main. • Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fire flow of the new commercial building. Existing fire hydrants shall be retrofitted with a quick disconnect Stortz fitting if not existing. • Buildings that exceed 30 feet in height shall install a RPBA (reduced pressure back flow assembly, not a DCV A) at the back of each domestic water meter. One meter is required per building. • The Water System Development Charge fees are based on the total number and size of any and all water meters. These fees are collected at the time a construction permit is issued. Sanitary Sewer: • A commercial building permit will trigger a separate review. The project needs to serve this with commercial side sewer. • Any use in the building subject to oils or grease shall require the installation of a grease interceptor or oil/water separator as determined at the time of plan review. • The parking garage will req t1ire an oil water separator. • The Sanitary Sewer SDC fees are based on the size of any and all domestic water meters. Storm Drainage: • A conceptt1al drainage plan and report was submitted. There are possible downstream impacts. • Staff recommends that the project be designed to be in compliance with the 2005 King County Surface Water Drainage Manual. This is a condition of the project. • Construction of a commercial building will trigger a separate review. • The Surface Water SDC fees are $0.405 (but not less than $1012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Street Improvements: • Construction of a commercial building will trigger a separate review. • Street improvements are not required at this time. • A Traffic Study submitted with the formal application. The study needs to include the adjacent intersections and driveway locations. • Traffic Mitigation fees will apply. These fees are $514,350 based on the calculations submitted. The fees will be due at the time of building permits with the actual square footage calculations. AH 08-020.doc Union Pl Apts Page 3 of4 Transportation: • Review of the subject study dated September 2008 has resulted in the following comments: GENERAL: The Cover page of the study should include the name/signature, address, and phone number ( could also include stamp with seal) of the person responsible for the study. Regarding Trip Generation (Table 4) on page 12, the AM and PM Peak Hour Trips shown are based on the Fitted Curve Equations for the General Office Land Use (#710) in the ITE Trip Generation Manual, 7th Edition. According to the ITE Manual, use of the fitted curve equations is acceptable if the Regression Coefficient (R squared) is greater than 0.75. For this land use," R squared" values range from 0.80 to 0.83. Using the Fitted Curve Equation for determining Weekday (Daily) trips results in 6858 daily trips. This agrees with the daily trip value used to determine the $514,350 transportation mitigation fee discussed under Mitigation on page 20. In addition to payment of the Traffic Mitigation Fee, the implementation of a transportation demand management (TDM) program (as recommended on page 20 of the study) to address impacts of the proposed development project on the adjacent roadway network is acceptable, provided that implementation of the TDM program and monitoring of the program after implementation can be assured. We suggest providing this transportation study to WSDOT for their review, if yoll have not already done this. The study indicates that certain traffic volumes have been provided by WSDOT. Also, the Talbot Road/South Renton Village Place/I-405 SB Off-ramp and Talbot Road/1-405 NB On-ramp intersections will be under their jurisdiction once the off-ramp and on-ramp are completed and in operation. We want to point out again that the proposed office building and parking garage located between South Renton Village Place roadway and I-405 freeway will be in the path ofWSDOT's planned future frontage road extending from Talbot Road to the west. In the past month we have notified WSDOT staff of the proposed development project. Two minor comments include: • The Grady Way/North Rite Aid Driveway (Intersection 6) on Table 1 and Table 6 is noted as restricted to right-in and right-out turning movements. However, the various traffic volume figures include westbound left turn volumes at this intersection. • On page 12, in the last sentence of the first paragraph under Trip Generation, should the word "exiting" be "existing"? • All required utility; drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. AH 08-020.doc Union Pl Apts Page 4 of 4 • All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. Sec Drafting Standards. cc: Kayren AH 08-020.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ·~ -HcYl.1:'t.._ ::C, COMMENTS DUE: NOVEMBER 12. 2008 APPLICATION NO: LUAOS-117, ECF, SA-M, CU-H DATE c1RcuLATED: ocToBER 28. Bcmc~E Iv E o APPLICANT: Mark Ludtka, Callison PLANNER: Vanessa Dolbee . -... """'"'"" PROJECT TITLE: Triton Towers Expansion PLAN REVIEWER: Arneta Henninoer SITE AREA: 923,576 square feet LOCATION: 555 S Renton Villaqe Place PROPOSED BLDG AREA tnrossl 1,137,129 sauare feet WORK ORDER NO: 77973 SUMMARY OF PROPOSAL: The applicant is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review for the addition of four office buildings (TT-4 -TI-7) and one rooftop Helicopter Pad to the Triton Tower office complex. The proposed development is located at 555 South Renton Village Place and would be developed on 3 parcels; #1923059023, #1923059001, and #7231600542. The subject site is 923,576 square feet or 21.085 acres and is zoned Commercial Office (CO). There are three existing office buildings on site. which are to remain. The proposed four new office buildings would be 11 stories in height and would not extend in to the FAR PART 77 Air Space for Renton Municipal Airport. The proposal includes four new parking garages and new surface parking lots in addition to retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four new parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be two access points to TI-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road S and SW Grady Way. There are two additional access points to adjoining properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary. As such, a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland evaluation a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, stomi, and sanitary infrastructure would be provided across the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Uaht!Glare Pfants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS J--Pj~~ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information ·s needed to properly a ess this propo I. Signature of Director or Authonz Date Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: D Residential D Retail c9-Non-retail Calculation: L:, B st"> I\(:), S# ________ _ T&.1tb1,) 1 l;\j_;Vi10 81'\'.:,\Gll. '::,1\G ~4'\l: <:;'/f::> $ . l(,C,1'.i,l,\0 ~ \l.U\l:)I::, ylt..,~(..(! kl 0,\Z.L Lv DI \Cl\ L\Jf.\ 0 ' · I 1 7 Method of Calculation: 01:TE Trip Generation Manual, 7'" Edition {3/fraffic Study D Other C 7,0 ') C.,800<-i,L-ovhu? e,'-~~ C {l, LL-I ':,U\.); l ()/I,;,/>= '6 ( ~,;:;: k~C / B.vl>. 1--\A\-\t,.) /(,.;; Q...., 0, t.') I '-\ ) -3 ":::,() Tfl.lF'. j: -10 1:~" v Lwt,W> W.CIJ.. t,01\..1)1\..)~ t>l.-:'..ILlv\ 11;> Transportation Mitigation Fee: Calculated by: ---"·'-¥--'£..,.db\,...' "-"c""'·. "--·-------Date: id 5 ja@ti -I / Date of Payment: ----------------------------- City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: --r.iu COMMENTS DUE: NOVEMBER 12, 2008 APPLICATION NO: LUA08-117, ECF, SA-M, CU-H DATE CIRCULATED: OCTOBER 28, 2008 APPLICANT: Mark Ludtka, Callison PLANNER: Vanessa Dolbee PROJECT TITLE: Triton Towers Ex ansion PLAN REVIEWER: Arneta Hennin SITE AREA: 923,576 s uare feet EXISTING BLDG AREA LOCATION: 555 S Renton Villa e Place PROPOSED BLDG AREA ross WORK ORDER NO: 77973 SUMMARY OF PROPOSAL: The applicant is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review for the addition of four office buildings (TT-4 -TT-7) and one rooftop Helicopter Pad to the Triton Tower office complex. The proposed development is located at 555 South Renton Village Place and would be developed on 3 parcels; #1923059023, #1923059001, and #7231600542. The subject site is 923,576 square feet or 21.085 acres and is zoned Commercial Office (CO). There are three existing office buildings on site, which are to remain. The proposed four new office buildings would be 11 stories in height and would not extend in to the FAR PART 77 Air Space for Renton Municipal Airport. The proposal includes four new parking garages and new surface parking lots in addition to retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four new parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be two access points to TI-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road S and SW Grady Way. There are two additional access points to adjoining properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary. As such, a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland evaluation a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, stonm, and sanitary infrastructure would be provided across the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information fmpacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housina Air Aesthetics Water Linht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet "T~F '5 H-E,l;; T tt 5~;;i,. -*-:!, \0 I ?,D I = B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this appHcation with particular attention to those areas m which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: cf) (\S4 nu:h ~-1 COMMENTS DUE: NOVEMBER 12, 2008 APPLICATION NO: LUA08-117, ECF, SA-M, CU-H DATE CIRCULATED: OCTOBER 28, ~08 i EI VE 0 APPLICANT: Mark Ludtka, Callison PLANNER: Vanessa Dolbee r , , ,,•,c• v..,1 st . .,, .... "'"'"" PROJECT TITLE: Triton Towers Exoansion PLAN REVIEWER: Arneta Henninaer SITE AREA: 923,576 sauare feet EXISTING BLDG AREA larossl: 433~Yi\4?,\\'!fii,9~~tSION LOCATION: 555 S Renton Villaae Place PROPOSED BLDG AREA lnross) 1,137,129 sauare feet I WORK ORDER NO: 77973 SUMMARY OF PROPOSAL: The applicant is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review for the addition of four office buildings (TT-4 -TI-7) and one rooftop Helicopter Pad to the Triton Tower office complex. The proposed development is located at 555 South Renton Village Place and would be developed on 3 parcels; #1923059023, #1923059001, and #7231600542. The subject site is 923,576 square feet or 21.085 acres and is zoned Commercial Office (CO). There are three existing office buildings on site, which are to remain. The proposed four new office buildings would be 11 stories in height and would not extend in to the FAR PART 77 Air Space for Renton Municipal Airport. The proposal includes four new parking garages and new suriace parking lots in addition to retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four new parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be two access points to TI-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road S and SW Grady Way. There are two additional access points to adjoining properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary. As such, a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland evaluation a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, storm, and sanitary infrastructure would be provided across the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS I C v ,-t t:. lll/r ( I!, C ;2006 s • .-1.s We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. J l l L 0 t Date Signature of Director or Authorized Represent~ j City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW REVIEWING DEPARTMENT: RtY\£ . .S COMMENTS DUE: NOVEMBER 12, 2008 APPLICATION NO: LUA08-117. ECF, SA-M, CU-H DATE CIRCULATED: OCTOBER 28, 2008 APPLICANT: Mark Ludtka, Callison PLANNER: Vanessa Dolbee PROJECT TITLE: Triton Towers Expansion PLAN REVIEWER: Arneta Henninaer SHEET SITE AREA: 923,576 sauare feet EXISTING BLDG AREA /aross\: 433,419 sauare feet LOCATION: 555 S Renton Villaae Place PROPOSED BLDG AREA lnross) 1,137,129 =uare feet I WORK ORDER NO: 77973 SUMMARY OF PROPOSAL: The applicant is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review for the addition of four office buildings (TT-4 -TI-7) and one rooftop Helicopter Pad to the Triton Tower office complex. The proposed development is located at 555 South Renton Village Place and would be developed on 3 parcels; #1923059023, #1923059001, and #7231600542. The subject site is 923,576 square feet or 21.085 acres and is zoned Commercial Office (CO). There are three existing office buildings on site. which are to remain. The proposed four new office buildings would be 11 stories in height and would not extend in to the FAR PART 77 Air Space for Renton Municipal Airport. The proposal includes four new parking garages and new surface parking lots in addition to retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four new parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be two access points to TI-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road S and SW Grady Way. There are two additional access points to adjoining properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary. As such, a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland evaluation a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, storm, and sanitary infrastructure would be provided across the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major lnforml;ftion Impacts Impacts Necessary Earth Housina Air Aesthetics Water UahVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Se,vices Energy/ Historic/Cultural Natural Resources Prese,vation Airport Environment 10,000 Feet 14,000 Feet rm; 42 rJ' aa; J{J7 ))¥J C. CODE-RELATED COMMENTS ~~;,U)~avts ~ ~.w- We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional infor · n is needed to prop ly assess this proposal. 11/.3/oY Date ~ I City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REv1Ew1NG oEPARTMENT: Ai.rix 11 -,: COMMENTS DUE: NOVEMBER 12, 2008 . . APPLICATION NO: LUAOB-117, ECF, SA-M, CU-H DATE CIRCULATED: OCTOBER 28, 2008 APPLICANT: Mark Ludtka, Callison PLANNER: Vanessa Dolbee PROJECT TITLE: Triton Towers Exoansion PLAN REVIEWER: Amela Henninoer SITE AREA: 923,576 souare feet EXISTING BLDG AREA lnrossl: 433,419 sauare feet LOCATION: 555 S Renton Villaoe Place PROPOSED BLDG AREA /orossl 1,137,129 souare feet I WORK ORDER NO: 77973 SUMMARY OF PROPOSAL: The applicant is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review for the addition of four office buildings (TT-4 -TT-7) and one rooftop Helicopter Pad to the Triton Tower office complex. The proposed development is located at 555 South Renton Village Place and would be aeveloped on 3 parcels; #1923059023, #1923059001, and #7231600542. The subject site is 923,576 square feet or 21.085 acres and is zoned Commercial Office (CO). There are three existing office buildings on site, which are to remain. The proposed four new office buildings would be 11 stones in height and would not extend in to the FAR PART _77 Air Space for Renton Municioal Airport. The proposal includes four new parking garages and new surlace parking lots ,n amlifiontb retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four new parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be two access points to TI-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road S and SW Grady Way. There are two additional access points to adjoining properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary. As such, a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland evaluation a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, storm, and sanitary infrastructure would be provided across the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,e Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water [inht!Glara Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment )( 10,000 Feet 14 000 Feet /ID I'-,I V • -Se'C,v-. op-ura..fo 1c""'-.£J = Y1 B. POLICY-RELATED COMMENTS ion with particular attention to those areas in which we have expertise and have identified areas of probable impact or is needed to properly assess this proposal. ' r Date DATE: TO: CC: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM 10/29/08 Arneta Henninger, Plan Reviewer Vanessa Dolbee, Planner Bill Flora, Deputy Chief/Fire Marshal Sr LUA08-1 l 7, ECF, SA-M, CU-H Triton Towers Expansion Review of current plans and material, previous pre-application material and on site review have disclosed additional Fire Code and Policy related issues and concerns that need to be addressed for approval to be granted. Renton Fire & Emergency Services comments: I. Helipad: The proposed building, TT-5, must comply with all requirements of Section 1107, Helistops and Heliports, of the 2006 International Fire Code ifa helipad is added to the roof. 2. Fire Sprinkler & Fire Alarm Requirements: Must conform to 2006 International Fire Code and City of Renton Amendments. 3. Fire Equipment Rooms: Fire equi~ment rooms with air replenishing systems shall be required on the 1" floor and every 41 floor thereafter. Please feel free to contact the Assistant Fire Marshal if you have any further questions or comments regarding the review comments for this project. i:\erc\triton towers expansion -ere comments.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: H re.. COMMENTS DUE: NOVEMBER 12, 2008 APPLICATION NO: LUAOB-117, ECF, SA-M, CU-H DATE CIRCULATED: OCTOBER 28, 2008 APPLICANT: Mark Ludtka, Callison PLANNER: Vanessa Dolbee PROJECT TITLE: Triton Towers Exnansion PLAN REVIEWER: Amela Henninaer SITE AREA: 923,576 sauare feet EXISTING BLDG AREA lnross): 433,419 souare feet LOCATION: 555 S Renton Villaae Place PROPOSED BLDG AREA (aross) 1,137,129 sauare feet I WORK ORDER NO: 77973 SUMMARY OF PROPOSAL: The applicant is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review for the addition of four office buildings (TT-4 -TT-7) and one rooftop Helicopter Pad to the Triton Tower office complex. The proposed development is located at 555 South Renton Village Place and would be developed on 3 parcels; #1923059023, #1923059001, and #7231600542. The subject site is 923,576 square feet or 21.085 acres and is zoned Commercial Office (CO). There are three existing office buildings on site, which are to remain. The proposed four new office buildings would be 11 stories in height and would not extend in to the FAR PART 77 Air Space for Renton Municipal Airport. The proposal includes four new parking garages and new surface parking lots in addition to retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four new parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be two access points to TT-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road S and SW Grady Way. There are two additional access points to adjoining properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary. As such, a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland evaluation a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, storm, and sanitary infrastructure would be provided across the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinrr Air Aesthetics Water LiohVGlare Plants Recreation Land/Shoreline Use utilities Animals TranSJlortation Environmental Health Public Services Energy! Natural Resources Historic/Cultural Preservation Alrporl Environment 10,000Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS 5££ ATT/JCJ/E,D We have reviewed this application with particular attention to those areas in which we have expertise and have identffied areas of probable impact or areas where additional information is needed to properly assess this proposal. ~~--Signature of Director or Authorized Representative Date 1 October 2B, 2008 LANO USE NUMBER: LUAOB-117. ECF, SA·M. CU·H PROJECT NAME: Tr~on Towers Expansion PROJECT DESCRIPTION: The appl,can\ 1s requesting Master S,te Plan app·c,el Hc~rc·1c, i:xa.··,.n~ Conditional Use and Enwonmental Review for the addition of four offrce bu1kjmgs (TT-4 · TT.71 wd one ,0,,1,,,1: Helicopte, Pad io the Tr~on Tower offoce complex. The propose,:! development 1s located at 555 S~J;,1 Rnn1n,1 Viii~!!~ Place and would he developed on 3 parc1:1ls; #1923059023, /11923059001, and #7231600542. The scbwc1 s1!A is g7\ ;75 square feet or 21 .085 acres and 1s zoned Comml;lfcial Off,ce iCO). There are lhree ex1sbng offic,o tuild1r,~·s ''" silt, wl,od1 are to remain. The proposed four new olf100 bu1kj1ngs woold be 11 slolies m height and WOLlld nol Rxl~n,I 1n t,, 11,., FAR PART 77 Air Spact! for Renton Murncipal Airport. The p(Oposal includes four new parkin~ ga,~g~s ~11d ri~w st,r'ace parking lots in addition to r1:1ta1mng some e,cisling surface parking resulting in 3,212 parking spaC<cs foe 11,., &ii,· Tt1e urc,ss arae for the lo,.,r new offoce buildings and four new parking garages woold be 1,137,129 square fH~t ,rnd f>S8 Jg~ ''l"Rre feet re spec lively There INOUld lie !'Ml access points to TT-7 from South Renton Village Place and f,,·e au.e~s p,,1111, In lh~ remaining Triton Towers office buildings [proposed and e~ostmg) from South Renton Village Place, T albol Ro~d S ~,><I SW Grady Way There are two addiMnal acc1:1ss pomls 1o adJoining properties to the West and South A trinur.~r 1 lo Rolling Hills Craek runs along U,e south1:1rn p,operly t.>rundary. As such, a stream and wetland evaluatk, 1 .,,~, r,ro,•1ded with lh~ application In add,Uon. lo the stream and welland evaluat,on a geotechnical report and traffic st,my w;,re ~mv1ded I% awlicants have indicat1:1d tioat the proposal would result 1n a net gain cf 29 trees on site and m,·.,· iir~ .,,,~,. slorm. c,nC santta,;, lnfrastruclure would he prov1d1:1d across the site PROJECT LOCATION: 555 S Renton Villaye Place OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (ONS·M) As the Lead Agenc1·. :~e C1t) of Rcnto1 has determin!:ld !hat sign,Ocanl env,ronmenlal impacts are unlikely lo resul\ from the proposed VOJ~CI T1crnfore. ·'" perm,lled und1:1r the RCW 4'.!.21 C.110, the C1ly of Renton is using 1he Ophor,al DNS·M process lo give ,o:1cc :t-.<,l a cr..·s Mis likely to be issued. Comment per,ods fer the project and the proposed DNS·M are integrated n:o J sinqlc cor·w-~1·1 period There will be no comment period following the issuance ol the Thrnshold Daterm1nat,cn of Non S1,;,~1i1canw MitigatOO {DNS·M) A 14-day appeal period wnl follow the issuance of the DNS.M PERMIT APPLICATION DATE: Oclobe, 9. 2008 NOTICE OF COMPLETE APPLICATION: October 28, 2008 APPLICANT/PROJECT CONT ACT PERSON Keith Maehlum, Renton Properties, LLC: Tel· (206/ 443-5060; Eml: kmaehlum@halrealestale.com Pf!nnlts/Reviow Requuted: Environmental (SEPA) Review, Hearing Examiner Cnn<i,tional Use Pennit approval, Master Site Plan approval Other Permits which may be r1:1quired· Building and Cons1ructlon Permits Requested Studies: Orainag1:1, Geotechnical Reports, Traffic Study, Stream & We1l~11<i Evaluation Location where appHcalion may be revleW<><I: PUBLIC HEARING: CONSISTENCY OVERVIEW· Zoning/Land Use: Environmental Documents that Evaluate Iha Proposed Project Department of Community & Econ om lo Oevelopmen1 (CED) -Pbnning Division, Sixth Floor Ranlon City Hall, 1055 South Grady Way. R~nlon, WA 98057 Public he;mon j§ [entat,vely scheduled for December 16 2006 b<'f<:;r~ 11,e Ren:or Hearmg Examiner in Renton Gounc~ Chambers Hearing~ ,i,,~rn al" ll~ A.~,I on lhe 7th floor ol the new Renton C11,· Hall located at 1 055 f.:o,,•J, ,_,·;,rly \'':~y The subjact s,te ,s designated Commercial Corridor (CC) on t~c C,t; nl I{~·,·,,, Cnrnprehens1ve Land Use Map and Commercial Office (CO', nn thr C1'y, ,7,1r,1·,·, Map . Environmomlal (SEPA) Chec~l1st Development Regulations Used For-Proje<:t Mitigation: The proJeci will be subJecl to lhe City's SEPA ordinance, RMC 4·2·110B Development Standards lo, Cornrnerc,al Zone Designation, RMC 4.3.050 Critic~I Areas Regulations, RMC 4·9-200 S1t1:1 Development Plan Review and nther a;:,pl1cable codes and regul~hons as appropriate. Proposed Mitigation Measures· The following Mi:igation Maa5ure~ w,ll l1kely t>e imposed on lhe proposed proJect These recommended M1t1gal1on Measures address project impacts not covered by eKisting codes and regulations as c,ted above Tile applk;an/ wlll be reqwred lo pay fhe appropriate Transpartation Mi!iga!ion Fee: Tne app/rcanl wm be re_Quired to pay rhe eppropriat1:1 FKe Mitigation Fee; and If atchaao/og<c:a/kultural ri,sourc::e~ are found all cons/ruct.on ilGlrvrty shall stop and tile owner/de'le/oper sm!II immedi,.!ely no/ffy the c,ry of Renton planning de{J<lr/tnsnt. oon~rned Tribes· cu/lure/ oommil/ees, anrJ /he Washing!on Stale Oeparlment of Archeo/ogica/ and Hisloric PreseNa/1on Th& applicant shall be ,equved lo comply wirl, lhe recommendations ,nc./udei.l 1n lhe pro·1JC1ea geclechnical reporr Ti,e applicant shall be requ,red lo comply with the recomme.~daf1cns rnc/ua~d in !h<i pwvidaa s/r1:1am evalua/,on Commen\5 on the above appllcalion must 1!1:1 submitted in writing to Vanessa Oolbu, Associate Planner, CEO - Plannlng Division, 1055 South Grady W,ry, Renton, WA 98057, by 5:00 PM on November 12, 2008. This rn11tler i!S' also tentatively scheduled for a public hearing on De<:ember 16, 2008, al 9·00 AM, Counc,I Chamb1:1rs. Seventh Floor. Renton Cily Hall, 1055 South Grady Way, Renton. If you are interested in attending (he hearing. please contacl the Oev1:1lopment Services O,v,s1on to ensure that the hearm~ has not been rescheduled at (425) 430-"!282 It ccmmenls cannot be submi111:1d rn wn!,ng by the date indicated above. you may still appear al the hearing and pre sen I your comments on the proposal before lhe Hearing Examiner If you have quest,ons about this proposal. or w,sh lo be made a part'/ of record ar,d receive add•!•ona• 1nformaticn ~ mail, please contact tCle proJect manager Anyone who subm•(s writte11 comments will au\omat,calfy become a party of record and wall be nolr1ed cf any dec1s1on on this prOJecl CONTACT PERSON: Vanessa Dolbee, Associate Planner; Tel: (425) 430-7314; Eml: vdolbee@ci.renton.wa.us If you would like to be made a party of record to receive further information on this proposed project. complete this form and return to: City of Rentcn. CED-Planning D1·Jis1on, 1055 So. Grady Way, Renton, WA 913057. Name/File No Tr~on Towers Expans1on/LUA08-117, ECF, SA-H NAME MAILING ADDRESS TELEPHONE NO.: ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in s i lb. :ttle ' on the ;;, et "ctay of C::.i:d:¢ (<tY ~~A<>A~ . NOTARYPU LICSIG1'1 E: -~ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT • PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 28th day of October, 2008, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, Site Plan PMT documents. This information was sent to: · ··Name . ;:r1,1 .. ,·:·,.,. > ·, Agencies -NOA, Env. Checklist, Site Plan PMT See Attached Surrounding Property Owners -NOA only See Attached Keith Maehlum -Accpt Ur Contact Mark Ludtka -Accpt Ur Applicant (Sigoalura of Seooec)c,~ 'in,;)Jc h,,,-- STATE OF WASHINGTON ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for ttl~~~11,1 purposes mentioned in the instrument. ~~~; ''''"""•,0,,:,1''1,, ~ f.$ ,; .. ~~. -T tN f',)/, t Dated: / o/a 'f /os I '-~ ~~ ·.-· ~o 4.,>-~ ~ Notary (Print): t\ n:,,\) '<I.,-Ly o t) My appointment expires: :;;,\,.~ -\ 0 · :Project·Name: · I ,. , ••• - Triton Towers Expansion tk~· -~--~_,<· >RroJ& .. ~mb'eF:' LUAOB-117, ECF, SA-M, CU-H template -affidavit of service by mailing he Sate of ~ashington· -"'j § .,. . . --~ ~I 'vEI\..\V :~:: He, Q.Q_ tn C.. C:, ~~ ·•t} ,,f · 19-\ ~,,..-)...Off >,,<i 0•11,,\\\\\\"' ,~e>.;::- 1,, 'to WAS'f'I. ,,~ 11111"""'" ' Dept. of Ecology • Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 33031 0 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS) WDFW -Larry Fisher• Muckleshoot Indian Tribe Fisheries Dept. • 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015-172"' Avenue SE Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation• Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160'" Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 ·Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template -affidavit of service by mailing ·, 032305912407 BOSLEY STEPHEN M 1324 W EINA RAE ST TEMPE AZ 85281 032305912100 HANSEN ANNE 18529 SE MAY VALLEY RD ISSAQUAH WA 98027 032305917901 MORRISON WILLARD M+SUSAN M 1617 NE 28TH ST RENTON WA 98056 032305923008 WESTLING LARRY L+KATHRYN M 14614 SE RENTONISSAQUAH RD RENTON WA 98059 192305900206 BANKER JAMES E+BEVERLY E 405 S 7TH ST #201 RENTON WA 98055 915460017006 CAR WASH ENTERPRISES INC 3977 LEARY WAY NE SEATTLE WA 98107 723160031503 KING COUNTY 500 KC ADMIN BLDG 500 4TH AVE SEATTLE WA 98104 202305908909 PUGET SOUND ENERGY/ELEC PROPERTY TAX DEPT PO BOX 90868 BELLEVUE WA 98009 192305904307 RVA CENTER LLC C/0 SANDORFFY M & CO 520 PIKE ST #1500 SEATTLE WA 98101 723160050602 STATE OF WASHINGTON DOT REAL ESTATE SERVICES PO BOX 47338 OLYMPIA WA 98504 032305928007 BUXTON GAIUS 14506 SE RENTON ISSAQUAH RD RENTON WA 98055 032305923404 KBS III LLC 12320 NE 8TH ST #100 BELLEVUE WA 98005 032305923800 PERRY TERRILYN & RPBERT 6039 174TH AVE SE BELLEVUE WA 98006 723160013501 ABENOJAR OSCAR E+VIVIAN A 412 S 14TH ST RENTON WA 98055 723160059504 BOEING COMPANY THE PROPERTY TAX DEPT PO BOX 3707 M/C 2000 SEATTLE WA 98124 202305909006 CARPINITO BROTHERS INC 1148 CENTRAL AVE N KENT WA 98032 192305909603 LITHIA REAL ESTATE INC 260 E JACKSON ST MEDFORD OR 97501 202305900807 PUGET WESTERN INC 19515 NORTH CREEK PKWY #310 BOTHELL WA 98011 334040162003 RYAN MARY PATRICIA PO BOX 336 RENTON WA 98057 723160019508 UNDSDERFER ROBERT L 1021 NORTH 38TH ST RENTON WA 98056 032305920707 HAMILTON PARTHANELL 14434 SE RENTONISSAQUAH RD RENTON WA 98059 032305916705 MAERTINS LLORA S PO BOX 3123 RENTON WA 98059 032305901707 SCULATI EVELYN l 14600 SE RENTON ISSAQ RD RENTON WA 98059 334040150008 ALLEN RHONDA 305 S 14TH ST RENTON WA 98055 192305907003 BP WEST COAST PRODUCTS LLC 6 CENTERPOINTE DR LA PALMA CA 90623 192305902509 EVERGREEN I L L C PO BOX 880 RENTON WA 98057 723160017007 MCFALL EARNETT TAX TITLE CONT 16686 PO BOX 25675 SEATTLE WA 98125 192305902301 RENTON PROPERTIES LLC C/0 JSH PROPERTIES 555 S RENTON VILLAGE #100 RENTON WA 98055 723160014004 SKODA WILLIAM l 418 S 14TH ST RENTON WA 98055 915460001000 WALMART PROPERTY TAX DEPT PO BOX 8050 #MS 0555 BENTONVILLE AR 72712 . 723160002009 WHITING DARREN 1320 SHATIUCK AVE S RENTON WA 98055 ' NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: October 28. 2008 LAND USE NUMBER: LUAOS-117, ECF. SA-M, CU-H PROJECT NAME: Triton Towers Expansion PROJECT DESCRIPTION: The ;.:ipµlic;.mt is requesting Master Site Plan approval Hearing Examiner Conditional Use and Environmental Review for the addition of four office buildings (TT-4 -TT-7) and one rooftop Helicopter Pad to the Triton Tower office complex The proposed development is located at 555 South Renton Village Place and would be developed on 3 parcels: #1923059023. #1923059001, and #7231600542. The subject site is 923,576 square feet or 21.085 acres and is zoned Commercial Office (CO). There are three existing office buildings on site, which are to remain. The proposed four new office buildrn0s would be 11 stories in height and would not extend in to the FAR PART 77 Air Space for Renton Municipal Airport The proposal includes four new parking garages and new surface parking lots in addition to retaining some existing surface parking resulting in 3,212 parking spaces for the site. The gross area for the four new office buildings and four nevv parking garages would be 1,137,129 square feet and 659,389 square feet respectively. There would be ti.No access points to TT-7 from South Renton Village Place and five access points to the remaining Triton Towers office buildings (proposed and existing) from South Renton Village Place, Talbot Road Sand SW Grady Way. There are two additional access points to ;.,dJoining properties to the West and South. A tributary to Rolling Hills Creek runs along the southern property boundary As such, a stream and wetland evaluation was provided with the application. In addition, to the stream and wetland ev;:iiu;-it1on a geotechnical report and traffic study were provided. The applicants have indicated that the proposal would result in a net gain of 29 trees on site and new fire lines, storm, and sanitary infrastructure would be provided across the site. PROJECT LOCATION: 555 S Renton Village Place OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency. the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.110, the City of Renton 1s using the Optional DNS-M process to give notice that a ONS- M is likely to be issued. Comment periods for the rroject and the proposed DNS-M are integrated into a single comment period. There will be no comment period fo!lov,•ing the issuance of the Threshold Deterrninat1on of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will fullcl'N the issuance of the DNS-M. PERMIT APPLICATION DATE: October q, 2008 NOTICE OF COMPLETE APPLICATION: OctoOer 28, 2008 APPLICANT/PROJECT CONTACT PERSON: Keith Maehlum, Renton Properties, LLC; Tel: (206} 448-5080; Eml: kmaehlum@halrealestate.com Permits/Review Requested: Environmental (SEPA) Review, Hearing Examiner Conditional Use Permit approval, Master Site Plan approval Other Permits which may be required: Building and Construction Permits Requested Studies: Drainage, Geotechnical Reports, Traffic Study, Stream & Wetland Evaluation Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Department of Community & Economic Development {CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatrvely scheduled for December 16, 2008 before the Renton Hearing Ex:-irniner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1 055 South Grady Way. The subJect site 1s designated Commercial Corridor (CC) on the City of Renton Comprehens1Ve Land Use Map and Commercial Office (CO) on the City's Zoning Map. Environrneriti-:11 (SEPA) Checklist ... Development Regulations Used For Project Mitigatio The project will be subject to the City's c.PA ordinance, RMC 4-2-1208 Development Standards for Commercial Zone Designation, RMC 4-3-050 Critical Areas Regulc1t1or1s. RMC 4-9-200 Site Development Plan Review and other applicable codes c1nd regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above The appficanf will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be re.quired to pay the appropriate Fire Mitigation Fee; and ff archaeological/cultural resources are found all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeo/og1ca/ and Historic Preservation. The applicant shall be required to comply with the recommendations included in the provided geotechnical report. The applicant sha/f be required to comply with the recommendations included in the provided stream evaluation Comments on the above application must be submitted in writing to Vanessa Dolbee, Associate Planner, CED - Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on November 12, 2008. This matter is also tentatively scheduled for a public hearing on December 16, 2008, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at {425) 430-7282. If comments cannot be submitted in writing by the date indicated above. you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal. or wish to be made a party of record and receive additional information by mail. please contact the project manager Anyone who submits written comments will automatically become a party of record c:1nd will be notified of any decision on this project. CONTACT PERSON: Vanessa Dolbee, Associate Planner; Tel: (425) 430-7314; Eml: vdolbee@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED~ Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Triton Towers Expansion/LUAOS-117, ECF, SA-H NAME: MAILING ADDRESS: TELEPHONE NO.: o~~y ~& CIT' -OF RENTON .!m Department of Community and + ~ + Economic Development ~ ~ ~ Denis Law, Mayor Alex Pietsch, Administrator ~N~O~----...;..----------------------------------~ October 28, 2008 Keith Maehlum Renton Preoperties, LLC 2025 First Avenue #700 Seattle, WA 98121 Subject: Triton Towers Expansion LUAOS-117, ECF, SA-M, CU-H Dear Mr. Maehlum: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on November 24, 2008. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on December 16, 2008 at 9:00 AM; Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at ( 425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: Mark Ludtka -Callison/ Applicant -------1-0-55-So_u_th_G_r_a-dy-W-ay_-_R_e_n_to_n_, W-a,-h-in_gt_o_n_9-80_5_7 ______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE October 28, 2008 Attn: John Lefotu and Ramin Pazooki Washington State Department of Transportation 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 SUBJECT: Triton Towers Expansion LUAOS-117, ECF, SA-M, CU-H Dear Sirs: CIT~ OF RENTON Department of Community and Economic Development Alex Pietsch, Administrator Enclosed is a copy of the TIA for the subject land use application along with a copy of the proposed site plan. If you have additional comments or concerns, you may either send them via mail or email at vdolbee@ci.renton.wa.us The Environmental Review Committee is scheduled for November 24, 2008. I would appreciate your comments prior to the meeting, preferably by November 12, 2008, if possible to incorporate any comments into the staff report. Sincerely, Vanessa Dolbee Associate Planner cc: Project File Amela Henninger, City of Renton -Plan Review ---., .... ,P"'lt"O"'re"C""T"'S,"'0!""-l'"'l,-7.'"'"m"~"=sa"<fl"'O'"T""l•""otififi""ca"'Lio=nrl'6"'!-+lll""l7'.do~,------------~ 1055 South Grady Way-Renton. Washington 98057 @ This paper conts,ins 50% recycled material, 30% post consumer AHEAD OF THE CURVE Conditional Use Permit For a Helipad-Justification 1. Is the proposed use compatible with the Comprehensive Plan? The proposal for a heliport atop Triton Towers Building 5 is consistent with the Comprehensive Plan. The vision for the City of Renton as a "world class city where people choose to live, work and play" and the plans mission to "encourage responsible growth and promote economic vitality" is enhanced by the proposed use. The Commercial Corridor district is characterized by concentrated, pre-existing commercial activity that provides the necessary services for daily living accommodating large volumes of traffic. The proposed use meets the Land Use goal of the Comprehensive Plan in "developing facilities that meet public and quasi-public service needs of present and future employees". It also "promotes new development that offers connection to the community" and helps to "provide an energetic business environment for new commercial uses that enhance the city's tax base along arterial boulevards". 2. Is there a community need for the proposed use? Traffic impact will be lessened by the addition of a heliport to carry users to the businesses associated with this project. There is a need in the community for quick direct access to increasingly urban areas of Renton. There are no similar facilities for business use in the community. Companies use helicopters as an invaluable part of an in-house transportation system to connect the office with various plants, job sites, and the local airport. The optimum location for a heliport is in close proximity to the desired origination and/or destination of the potential users. Industrial, commercial, and business operations in urban locations are demand generators for helicopter services, even though they often compete for the limited ground space available. A site permitting the shared aeronautical and commercial usage is a viable alternative to non-aeronautical use alone. Heliport sites may be adjacent to a river or a lake, a railroad, a freeway, or a highway, all of which offer the potential for multi-functional land usage. These locations also have the advantage of relatively unobstructed airspace. Most importantly, by allowing this use, this project may attract a company that would not otherwise consider locating in Renton and will give the site a distinct advantage when competing with alternative sites in Seattle, Bellevue and Tacoma. 3. What is the effect on adjacent properties? There will not be substantial or undue adverse effects on adjacent property. The basic elements of a heliport are clear approach/ departure paths, a clear area for ground maneuvers, and a windsock. The tall, large-sized roof of the proposed roof of Triton Towers Building Five and its height, approximately 132 feet from street level, make this a low-impact location with a clear path for flight. The final approach and take-off area will be contained within the proposed property limits. There are no other structures nearby that are taller than 102 feet. The proposed helipad's adjacency to a low-roofed parking garage accessible by a future sky bridge will decrease street-level impact to an even greater extent. The impact to the nearby community, which is an area of businesses, shall be negligible except for the sound carried from the helicopters. The sounds could potentially be heard in adjacent neighborhoods as helicopters approach the site but should be no more objectionable than helicopters currently using Renton Airfield. The helipad is not intended to be a commercial heliport company but rather an accessory use IT Cond UsePerrnitJustification2 -10/24/2008 Page I of3 to an office tenant which would mean intermittent use probably no more than several times a day on average during normal office hours. Weekend and night landings would be infrequent or rare occurrences. 4. Is the project compatible with the character of the neighborhood? The proposed helipad is in the Commercial Corridor District and is compatible with the uses of that district. 5. What is the effect on parking of the proposed use? Vertical flight transportation is likely to become more prevalent as burdens on our road ways increase. This is a forward-thinking proposal for quick and easy access to areas which have high traffic concentrations. This use will not require additional parking and may even reduce the parking requirements due to visitors arriving by air rather than by car. 6. What is the effect on noise and glare? There will be no glare except for the possibility of night landings where lights would be used temporarily and periodically aboard the aircraft. The top of the building would have lights to light access to the helipad but would not create glare in the district because of the building's height above any adjacent structures or roadways. The effect on noise would be periodic and temporary as helicopters approach the helipad. The noise of the adjacent 1-405 freeway would likely mask any additional noise generated by this use. 7. Is landscaping needed? No, the roof location of the helipad would not require any landscape screening to be provided to screen the view of the helipad. 8. Are there any accessory uses associated with the proposed use? No. 9. Will there be any conversion of an existing building associated with the proposed use? No. 10. Will any additional public improvements be required by the proposed use? No, additional improvements beyond those required for the new structure will be required by the proposed use. 11. Will lot coverage requirements be met by the proposed use? Yes, the heliport will not affect the lot coverage of the proposed project which is well under the maximum allowed for the site for the project associated with this Conditional Use Permit application. TI Cond UsePermitJustification2 -10/24/2008 Page 2 of3 12. Will requirements for yard space be met by the proposed use? Yes, the heliport will not effect the yard requirements which are met by the proposed project associated with this Conditional Use Permit application. 13. Will the proposed use conform to the height requirements of the zone in which it is proposed? Yes, the proposed use will add no additional height to Triton Towers Building 5 which is already designed to be below the required FAA height limit and is well under the height limit for the CO zone. TT Cond UsePermitfustification2-10/24/2008 Page3of3 October 6, 2008 City of Renton Department of Community and Economic Development Planning Division 1055 South Grady Way Renton, Washington 98057 Re: Triton Towers Expansion 207606.01 Project Narrative The project property consists of three parcels bound by SW Grady Way, Talbot Road S., 1-405 and Renton Village to the west, with a total site area of 21.864 acres. Existing building addresses are: 555 South Renton Village Place, 700 South Renton Village Place and 707 South Grady Way, Renton, Washington. A Master Site Plan approval is required for the project which will be constructed in phases. Part of this approval is the completion of an Environmental Checklist. An Environmental review is also required. No other Land Use permits are required. We are also submitting, at this time, an application for a Conditional Use Permit for a heliport. Zoning for the project site is Commercial Office. Neighboring properties to the East and West are zoned Commercial Arterial. Renton Properties, LLC proposes to add four additional office buildings, Triton Towers (TT) 4 through 7 and a parking garage (A,B,C) to an existing office building complex, Triton Towers. The proposed new buildings will be eleven stories each, maximum, which is under the FAA height limit of 182' -0" above sea level. The three existing office structures (TT 1 through 3) will remain with existing parking adjacent. Portions of the site where the new structures are planned will require reconfiguration and demolition of existing parking stalls. TT-7 will incorporate additional parking garage space as part of its development. There are 2,551 total new parking stalls planned and a total of 3212 parking stalls on the site. There are two access points to TT-7 from South Renton Village Place and five accesses to the main building site; two on South Grady Way, two off of Talbot Road South and one on South Renton Village Place. There are two additional access points on adjoining properties to the West of TT-1 and South of TT-4. The gross square footage of new office buildings proposed is 1,137,129 square feet. The gross square footage of the new parking garage area is 659,389 square feet. The estimated cost of construction for the project is two-hundred ten million dollars. The estimated fair market value for the project when completed is estimated to be two- hundred ten million dollars. No off-site improvements are expected. Current use of the site is parking lot and business offices. No land is expected to be dedicated to the city. The existing pervious TT Project Narrative2 -10/24/2008 Page 1 of2 area on the site is 151,213 square feet. The proposed pervious area is 151,313 square feet. A majority of the site is now paved with asphalt. There are trees and shrubs on the site in the parking areas and near the shopping center to the west, on the bank against 1- 405 and at the east property line near the Puget Sound Energy property. One-hundred four primarily deciduous trees measuring 6" diameter or better in parking and new building areas will be removed and replaced with one-hundred thirty-three trees for a net gain of 29 trees. The site contains areas of potential flooding as indicated on the Flood Insurance Rate Map published by FEMA. The mapped area includes the westernmost portion of the existing parking lot for Triton Towers One and the parcel west of Triton Towers Two and Three in the adjacent Renton Village retail complex. The mapped elevation is 24 (NGVD 29). The proposed finish floor elevations will be elevated sufficiently above the flood elevation. A tributary to Rolling Hills Creek and a portion of the mainstem of Rolling Hills Creek are located along the southern boundary of the Triton Towers One parking lot. Rolling Hills Creek and the upstream tributary area are designated as Class Ill streams by the City of Renton. The Washington Department of Fish and Wildlife and the City of Renton have determined that the stream and tributary are non-salmonid bearing. The proposed improvements are over 200 feet from Rolling Hills Creek. There are no other special site features. To the East is a mapped wetland which is separated from the site by Talbot Road South (State Highway 515) and therefore does not require a wetland analysis, according to City of Renton regulations. (See attached map.) The subsurface soils consist of gravel fill over several feet of native organic silt or peat. The organic layer is located above a stratified clay, silt, sand layer deposited during glacial recession. It would appear that the groundwater for the Triton Towers site is approximately seven to ten feet below ground surface. Grading is proposed to level building sites and to excavate for a partial basement level at Parking Garage D. No imported fill is planned. On-site utility work will consist of new fire lines, storm and sanitary infrastructure across the site to service the proposed buildings. During construction, temporary job shacks will be set up following code requirements. TI Project Narrative2 -10/24/2008 Page 2 of2 (5 Renton PcJrcel Mop -Windows Internet lxplorer . r;J~~ / ~ http:/lrentomet.orgf~nel:o?P$_fr!'~s/fro!1.Jarc~~set_.cfm?MG:_.h_ctt"Cp:'.:/fc_"::"cc'o:c_mot;:_;; __ ;;·";;-~;:;.;;;;;;;;,l ___________ ~-----v..C Laodl;;fo Pa.reel' Map. Search for Parcel by: • Address • Parcel number Parcel: i Hf:IJ} Back ~ = Wotlo!!nds. 2J @ .c:r Aenl:onAerial ;,:; ? • ,, ~ '.~. 1 i -.-- About the data (a disclaimer) ______ T~h-''-''""='cc"'ccetl by LHrn:llnfo cornH fro_m many ~51urces 11n_d iS-contilu11Uy ch&n'iling. For _example, the asseS&or's ____ __:::_ ::-v G trtemet +, 100"1. .. City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Renton Properties, LLC PROJECT OR DEVELOPMENT NAME: Triton Towers Expansion ADDRESS: 2025 First Avenue, Suite 700 PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: CITY: Seattle ZIP: 98121 555 South Renton Village Place, Renton 98057 TELEPHONE NUMBER: 206.448.5080 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) #1923059023, 1923059001, 7231600542 NAME: MarkLudtka EXISTING LAND USE(S): Commercial Office COMPANY (if applicable): Callison PROPOSED LAND USE(S): Commercial Office/ Mixed Use ADDRESS: 1420 Fifth Avenue #2400 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Urban Center North CITY: Seattle ZIP: 98101 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N/A TELEPHONE NUMBER 206.623.4646 EXISTING ZONING: CO CONTACT PERSON PROPOSED ZONING (if applicable): CO NAME: Keith Maehlum SITE AREA (in square feet): 923,576 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Renton Properties, LLC DEDICATED: 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 2025 First Avenue, Suite 700 TBD PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: 98121 Seattle TELEPHONE NUMBER AND E-MAIL ADDRESS: ACRE (if applicable): N/A NUMBER OF PROPOSED LOTS (if applicable): I I 206.448.5080 kmaehlum@halrealestate.com NUMBER OF NEW DWELLING UNITS (if applicable): H:IForms\Planning\masterapp.doc -1 -08/07 PR-~.=CT INFORMATION {continu_ . ~-'------'--------'~------------, NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 1,137,129 sf gross SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): 892,021 sf NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NIA PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): D AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA 234,500 sq. ft. D GEOLOGIC HAZARD 718,000 sq. ft. D HABITAT CONSERVATION sq. ft. D SHORELINE STREAMS AND LAKES sq. ft. D WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. I See A-001 I TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Master Site Plan Approval 3. CclJC>rl"IOIJ>-1... Lf6E:. ~t'I rT 2. E:oUVHZo,Jt,,I EJ,.m,..L. ~I c,.i.,J 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) PP\r,.JA -2EH~ , declare that I am {please check one) __l,L"the current owner of the property involved in this application or 7 the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith ar= in all respects true and correct to the best of my knowledge and belief. J (Signature of Owner/Representative) H:\Forms\Planning\masterapp.doc I certify that l knew or have satisfactory evidence that r-p A-N A-~ signed this i:istrument and acknowledged it to be his/her/their free and voluntary act for the uses anj ::iurposes mentioned in the instrument :\,,,,unuu,,,,, ~''l •tll. 'f I Ji.., 111,,. ~ '"'° ~ ........ .:_r_u~ ~ , ..---,/r7 /l ~ ~>~~IOM ~ff. ~ /-~~-~~~,.---1,~__.,____~U::,~· ~s-~ ... ~-~t~ ! (~' :::;J) Notary Public in and for the State of Washington ~~\-?tt: ' !11::S % -1' .... ~~ 1 g ,. .. f/i ,t,~ ~,, .. .,. ... ,1.L.o' \~ ~ 1 / r I I ,,,, "" w11.s\\• ~''" 1:. 0 o..nge...& -,,, ''''"111111,11•1~ Notary (Print) ~ ' My appointment expires: ~ ) 9, / ~ -2-08/07 Printed: I 0-24-2008 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOS-117 Receipt Number: R0805545 Total Payment: 10/24/2008 10:54 AM 1,000.00 Payee: RENTON PROPERTIES LLC Current Payment Made to the Following Items: Trans Account Code Description Amount 5009 000.345.81.00.0006 Conditional Use Fees 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check #28-7174 1,000.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 DO NOT USE -USE 3954 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 TRANSMITTAL Date: Friday, October 10, 2008 To: Re: Triton Towers Expansion Phone: 1 206 623 4646 Fax: 1 206 623 4625 Project: Triton Towers Office Campus We are sending you the following: @ AHached 0 Under Separate Cover @ Prints 0 Originals 0 Submittal D Samples 0 other Ship Via: Project#: 207606.00 ForYour: ~ Info and Use 0 Review and Comment 0 As Requested Additional info requested for our Master Site Plan and Environmental Review: • CALLISON Action Required: @ As Indicated 0 Sign And Retum 0 No Action Required Attached please find the two missing easement documents listed in the title report. They are for a City of Renton storm sewer in an area not being developed and a telephone line easement within an existing easement (Maps attached.) The Master application original is being mailed to you directly by the client today. The two additional copies of the easements are attached. The new reduced copy which was blurred is also included. Jo Moniz Associate -1421 FIFTH AVENUE. SUITE 2400 se;.TTLE. 98101-2343 -T1 208 823 4946 F1 206 623 4625 www.c:•lli•on.com G\lYOFHEcNWN RrCE\VEO oc, '{) 2008 BUILDINGDIIJISION City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Renton Properties, LLC PROJECT OR DEVELOPMENT NAME: Triton Towers Expansion ADDRESS: 2025 First Avenue, Suite 700 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Seattle ZIP: 98121 555 South Renton Village Place, Renton 98057 TELEPHONE NUMBER: 206.448.5080 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): #1923059023, 1923059001,7231600542 APPLICANT (if other than owner) NAME: MarkLudtka EXISTING LAND USE(S): Commercial Office COMPANY (if applicable): Callison PROPOSED LAND USE(S): Commercial Office/ Mixed Use ADDRESS: 1420 Fifth Avenue #2400 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Urban Center North CITY: Seattle ZIP: 98101 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N/A TELEPHONE NUMBER 206.623.4646 EXISTING ZONING: CO CONTACT PERSON PROPOSED ZONING (if applicable): CO NAME: Keith Maehlum SITE AREA (in square feet): 923,576 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Renton Properties, LLC DEDICATED: 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 2025 First Avenue, Suite 700 TBD PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: 98121 Seattle TELEPHONE NUMBER AND E-MAIL ADDRESS: ACRE (if applicable): N/A NUMBER OF PROPOSED LOTS (if applicable): I I 206.448.5080 kmaehlum@halrealestate.com NUMBER OF NEW DWELLING UNITS (if applicable): H:\Forrns\planning\masterapp.doc -1 -08/07 PROJECT INFORMAT;...:1:....::0:..:..N;:._(i..::c-=-o.:.:.nt=-in=-=-u:::..:e:..:d=I)-------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (ii applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (ii applicable): IJ AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL IJ AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): 1,137,129 sf gross IJ FLOOD HA2ARD AREA 234,500 sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL GEOLOGIC HA2ARD 718,000 sq. ft. BUILDINGS TO REMAIN (if applicable): N/A IJ NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if IJ HABITAT CONSERVATION sq. ft. applicable): 892,021 sf IJ SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE IJ WETLANDS sq. ft. NEW PROJECT (if applicable): N/A LEGAL DESCRIPTION OF PROPERTY I Attach leaal descriotion an seoarate sheet with the followina information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. I See A-001 I TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Master Site Plan Approval 3. 2. Ei1Jv1ft<ol.J"'eJ.rp,..t. ~1e;.w 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) :J>t'\ivA hEHftr< , declare that I am (please check one)~ current owner of the property involved in this application or 7' the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are 1n all respects true and correct to the best of my knowledge and belief. ) (Signature of Owner/Representative) H:\Forms\Planning\masterapp.doc I certify that I know or have satisfactory evidence that :PA,{\.) A ~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. :\\\\\lllllflll//1. ~,,~ ",P. ~ SA,t 11,~ ~. -~(/JA1-f~~~i&~,t~ /""'~~.,:;.,,""'-....;~4--...._..;;~~~=--=--==~=-='------:!=-:-, (-~~ 'IP \ Notary Public in and for the State of Washington S '°ll&\,.\(. i ~~ .,,~ ' ~s '"""i 9 ,e ,, t-Y 1/ f / / "',,,,/JF WAI\\\~,,~ No!acy (Pdnt) ~/l J:. ~a.&e....b ,/1 l/111111111111\\~ ' My appointment expires: ~ ) 9: / 2«.?:{ -2-08/07 ,. ( , • , ~t--11'1\,:,IG . 'I-?v~ ' . ,EVELOPMENT SERVICES DMSIC. ·; \j'e.lOl'1Pi't;1:.~0:r,, WAIVER OF SUBMITTAL REQUIREMENT! 0 '-1 ~ 1ti-ui This requirement may be waived by: 1 . Property Services Section 2. Public Works Plan Review Section l. Building Section L Development Planning Section FOR LAND USE APPLICATIONS oc.'\ -,•~0 ~~c~{ .. PROJECT NAME:"'lr'rtd\ \ct,()e,6 ol+ice CoYY\p\.15 DATE: & -(2 -08 0:IWEBIPWIOEVSERVIForms\Planninglwaiverofsubmittalreqs_9-06.xls 09/06 . . DEVELOPMENT SERVICES DIVISIC WAIVl:R OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites zAND 3 Lease Agreement, Draft 2 AND , Map of Existing Site Conditions 2 AND 3 Map of View Area 2 ANO , Photosimulations 2 AND• This requirement may be waive'd by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAME:Tr l-\-on:J;11,1)e(S cfpj( q, (h_ll'lp.JJ DATE: &-/Z-08 4. Development Planning Section Q:\WEBIPWIDEVSER\/\Fams\Planninglwalverofsubmlltalreqs_9-06.xls 09/06 ' ' . October 6, 2008 City of Renton -Department of Community and Economic Development Planning Division 1055 South Grady Way Renton, Washington 98057 Re: Triton Towers Expansion 207606.01 Project Narrative The project property consists of three parcels bound by SW Grady Way, Talbot Road S., 1-405 and Renton Village to the west, with a total site area of 21.864 acres. Existing building addresses are: 555 South Renton Village Place, 700 South Renton Village Place and 707 South Grady Way, Renton, Washington. A Master Site Plan approval is required for the project which will be constructed in phases. Part of this approval is the completion of an Environmental Checklist. An Environmental review is also required. No other Land Use permits are required. Zoning for the project site is Commercial Office. Neighboring properties to the East and West are zoned Commercial Arterial. Renton Properties, LLC proposes to add four additional office buildings, Triton Towers (TT) 4 through 7 and a parking garage (A,B,C) to an existing office building complex, Triton Towers. The proposed new buildings will be eleven stories each, maximum, which is under the FAA height limit of 182' -0" above sea level. The three existing office structures (TT 1 through 3) will remain with existing parking adjacent. Portions of the site where the new structures are planned will require reconfiguration and demolition of existing parking stalls. TT-7 will incorporate additional parking garage space as part of its development. There are 2,536 total new parking stalls planned and a total of 3212 parking stalls on the site. There are two access points to TT-7 from South Renton Village Place and five accesses to the main building site; two on South Grady Way, two off of Talbot Road South and one on South Renton Village Place. There are two additional access points on adjoining properties to the West of TT-1 and South of TT-4. The gross square footage of new office buildings proposed is 1,137, 129 square feet. The gross square footage of the new parking garage area is 659,389 square feet. The estimated cost of construction for the project is two-hundred ten million dollars. The estimated fair market value for the project when completed is estimated to be two- hundred ten million dollars. No off-site improvements are expected. Current use of the site is parking lot and business offices. No land is expected to be dedicated to the city. The existing pervious area on the site is 151,213 square feet. The proposed pervious area is 151,313 square feet. A majority of the site is now paved with asphalt. There are trees and shrubs on the site in the parking areas and near the shopping center to the west, on the bank against 1- 405 and at the east property line near the Puget Sound Energy property. One-hundred four primarily deciduous trees measuring 6" diameter or better in parking and new building areas will be removed and replaced with one-hundred thirty-three trees for a net gain of 29 trees. The site contains areas of potential flooding as indicated on the Flood Insurance Rate Map published by FEMA. The mapped area includes the westernmost portion of the existing parking lot for Triton Towers One and the parcel west of Triton Towers Two and Three in the adjacent Renton Village retail complex. The mapped elevation is 24 (NGVD 29). The proposed finish floor elevations will be elevated sufficiently above the flood elevation. A tributary to Rolling Hills Creek and a portion of the mainstem of Rolling Hills Creek are located along the southern boundary of the Triton Towers One parking lot. Rolling Hills Creek and the upstream tributary area are designated as Class Ill streams by the City of Renton. The Washington Department of Fish and Wildlife and the City of Renton have determined that the stream and tributary are non-salmonid bearing. The proposed improvements are over 200 feet from Rolling Hills Creek. There are no other special site features. The subsurface soils consist of gravel fill over several feet of native organic silt or peat. The organic layer is located above a stratified clay, silt, sand layer deposited during glacial recession. It would appear that the groundwater for the Triton Towers site is approximately seven to ten feet below ground surface. Grading is proposed to level building sites and to excavate for a partial basement level at Parking Garage D. No imported fill is planned. On-site utility work will consist of new fire lines, storm and sanitary infrastructure across the site to service the proposed buildings. During construction, temporary job shacks will be set up following code requirements. . \}>.l'!l-llNG pE\Jt6i~ii~E~01'1 ot'i ~ ~. 1ooi PREAPPLICATION MEETING ~\\J~O TRITON TOWERS OFFICE CAMPUS PREAPPLICATION 555 S RENTON VILLAGE PL CITY OF RENTON Department of Community and Economic Development Current Planning Division PREOS-057 June 12, 2008 Contact Information: Planner; Vanessa Dolbee Phone: 425.430.7314 Public Works Reviewer: Ameta Hennlnqe Phone: 425.430. 7298 Fire Prevention Reviewer: Dave Pargas Phone: 425.430. 7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of It to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before 11aklng all of the required copies. 'he pre-application meeting Is Informal and non-binding. The comments provided n the proposal are based on the codes and policies in effect at the time of review. 'le applicant Is cautioned that the development regulations are regularly nended and the proposal will be formally reviewed under the regulattons In effect the time of project submittal. The Information contained In this summary Is 'lject to modification and/or concurrence by official decision-makers (e.g., ;iring Examiner, Zoning Administrator, Development Services Director, ,artment of Community Economic Development Administrator, Public Works ninlstrator and City Council). MEMORANDUM DATE: DEVELOPMENT SERVICES CITY OF RENTON MAY 282008 RECEIVED TO: Construction Services, Economic Development, Fire Prevention, Plan Review, Project Planner FROM: Nell Watts, Development Services OiVlsion Director SUBJECT: New Prelimfnary Application: 7r</fc;n J/J.J.t,!/S CJ!)~ ~ /. '),,,A /. ~5 If LOCATION: 107 S: 9:""eJ ~1o() $. fthtra Yf(/43'-.P~ PREAPP NO. _.....P,=t£:"""-"6~JS'.~"'-0_5~:J------------- A meeting_ with the applicant has been scheduled for CTl/J'l6 /,";Z-f<---, Thursday, at 2/cJO ihDAM JXIPM, in one of the 5th floor conference rooms. If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for .the 11 :OD AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or bullding permit application submittal. Plan Reviewer assigned is ,lli!JJ err:f\::: j Please submit your-written comments to \/ cW!-t'~5 i} Do I ~~Planner) at least two (2) days before the meeting. Thank you. C od.~~i' ''.. 166 ,J.coG -1t!!o·f eto /rJ i?ic -a,{ r-f o rof 11-.!!ed ec;-;/ '-,;(,. -f i vc.. f-., r-, / ~ ,... "i ,' "'t """"" r •j H:\Division.s\Develop.ser\Dcv & Plan.ing\Template\Preapp2 Revised J-05 DATE: TO: CC: FROM: FIRE DEPARTMENT MEMORANDUM 6/8/08 Ameta Henninger, Plan Reviewer Vanessa Dolbee, Associate Planner STAFF CONTACT: David Pargas, Assistant Fire Marshal Qi'· David Pargas -425-430-7023 SUBJECT: PRE-APPOB-057 Triton Towers Office Complex Review of the plans and material regarding Triton Towers Office Complex has been conducted and completed. Please review the Renton Fire & Emergency Services Fire Code and Policy comments and concerns. The Fire Department comments are as follows: 1. FIRE FLOW: As of this date I am unable~ provide sufficient informi!tion due to. not having the needed pertinent information required to conduct an accurate fire flow calculation. I need type of construction and actual set back infonnation lo conduct an appropriate fire flow calculation. 2. REQUIRED HYDRANTS: The minimum number of hydrants for the type of structures shall be 2 per building. Additional hydrants shall be based on spacing, which shall be in accordance with sound engineering practices. Hydrants shall be equipped with 5-inch Storz fittings on the main ports. 3. HYDRANT SPACING: Resi'1@ali..al spacing - A) Primary Hydrants shall be no greater than !Jo feet to the front of the building. B) All other hydrants shall be spaced no greater than 300 feet to the structure. C) Hydrant spacing shall also be in accordance with Appendix C, Table Cl05.I of the 2006 International Fire Code. 4. FIRE APPARATUS ACCESS: A) The minimum distance of Fire ApparaJus Road Access to buildings Fire apparatus road access shall be no greater than 150 feet lo all exterior portions of the buildings. B) The minimum Fire Apparatus Road Access width -shall be no less than 20 feet wide and on a surface capable of sustaining the weight of a Fire Apparatus. c:\documems end set!ingsldpargas\my documcnts\pre-<lpp08-057 triton towom off caq,us.doc C) Fire Lane signage -Shall be required along one side of the road where the road width is 20 to 28 feet wide. Signage shall be placed on the same side in which the hydrants are located. Signage shall be as in accordance with section 503 of the 2006 International Fire Code and City of Renton Ordinance 4-4-80-6 A-G. D) Aerial Apparatus Access: Aerial apparatus access shall be in accordance with appendix D of the 2006 International Fire Code. S. DEAD END STREETS: Street Standards Section 4-6-060-G A) Access of Dead End Streets from 150 feet or greater shall require an appropriate Turnaround , t'"64,~1, i, ~ ...J 'f(-41,q,_t. 6. FIRE SPRINKLER & FIRE ALARM REQUIREMENTS: Commercial Fire Alann and Fire Sprinklers are applicable to this project. A separate set of plans and permits sball be required for both systems '200 i. I l"t. + l•eJ ~ ~. 7. ST AND PIPES: Standpipes shall be required. I 8. FIRE EQUIPMENT ROOMS: Fire Equipment Rooms shall be required. 'II/ ~au~ 11l"- 9. AIR REPLENISHING SYSTEMS: Air replenishing systems shall be requirel' ~ 10. FIRE MITIGATION FEES: Fire mitigation fees shall be $.52 per square footage shall be required. Fees shall be paid at time of obtaining building permits. 11. HIGH RISE STANDARDS: This project shall be required to comply with all High Rise Standards set forth in the 2006 International Codes. 12. ADDITIONAL COMMENTS: _Please feel free to contact the Assistant Fire Marshal if you have any further questions or comments regarding the pre- application review comment for this project. +tivc ~1"'f~ ~... I~ ~ J1e,,, ~ If Fz,ti,, ~~ h" -r {II v •""'' jtl,"1" ~. 1'1", ~.-... IIU'r ,....,.,.,._ . 1" c:'<locuments and settings\dpargaslmy dor:uments\pre-app08-057 lrilnn towers off """l)US.doc DATE: TO: FROM: SUBJECT: CITY OF RENTON CED MEMORANDUM June 12, 2008 Vanessa Dolbee Arneta Henninger X7298 TRITON TOWERS OFFICE CAMPUS PREAPPIJCATION 707 S GRADY WAY, 555 & 700 S RENTON Vll,LAGE PL PRE08-057 NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre- appHcation sabmittals made to the City of Renton by the applicant. The applicant is cautioned that Information contained in this summary lllllY be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the annlicant. I have completed my review on the above preapplication in Section 19, Township 23N, Range 5E which proposes four offioe buildings or as an alternate plan a hotel (either plan per the proposal includes accessory retail) and have the following comments. WATER: • This project site is located in the 196 Water Pressure Zone. Static pressure is approximately 70 psi at street level. Pressure reducing valves shall be installed at the domestic meter if the pressure exceeds 80 psi. • There is an existing 24" watermain located in the Talbot Rd S (SR 51S) (see City of Renton water drawing W2122), an existing 12" watennain located in SW Grady Way (W0820), a 10" watermain in the parking lot north of Triton Tower 3 (W1829) and an existing 12" waterrnain in S Renton Village Pl (W0556). l n,,.1 to _._y -t, --t ni...:, 1-...•• i,o..j,t,,\,,:.. · • Construction of a commercial building will bigger a separate review. • Per the City of Renton Fire Marshall, there is insufficient information to calculate the preliminary fire flow at this time. • The maximum available capacity (in GPM) at 20 psi residual pressure from the existing City of Renton water system in the vicinity of the development site is 5,000 GPM. • Per the City of Renton code when the required fire flow is over 2500 GPM the fire hydrants shall be served by a main which loops around the building or complex of buildings and reconnects back into a disbibution supply main, inton ·1·owcrs t'reappUcatJon 707 S Grady Way • Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be looated within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fireflow of the new conunercial building. Existing fire hydrants shall be retrofitted with a quick disconnect Stortz fitting if not existing. • Buildings that exceed 30 feet in height shall install backpressure devices at the back of each domestic water meter. One meter is required per building. • The Water System Development Charge fees are based on the total number and size of any and all water meters. These fees are collected at the time a construction permit is issued. , This proposed development site is not located in the Aquifer Protection Zone. SANITARY SEWER: (Fr. 'fort, t+, If~) • There is an existing l 8" sanitary sewer main located in S Renton Village Pl. • A commercial building permit will trigger a separate review. The applicant needs to show how this site will be served with commercial sidesewer. • Any use m the building subject to oils or grease shall require the installation of a grease interceptor or oil/water separator as determined at the time of plan review. • The Parking garage will require an oil water separator. • The Sanitary Sewer SDC fees are based on the si7.e of any and all domestic water meters. STREET IMPROVEMENTS: • Construction of a commercial building will trigger a separate review. • Street improvements are not required at this time. This may change as supplemental information becomes available. • A Traffic Study will be required for this project to be submitted with the formal application. The study needs to include the adjacent intersections and driveway locations. • Traffic Mitigation fees will apply. These fees are calculated per the ITE Manual, 7th edition. • Please take into consideration the proposed DOT drawings. This is information only as lhe drawings are a WSDOT project. STORM DRAINAGE: • There are storm drainage facilities in Talbot Rd S, SW Grady Way BI1d in S Renton Village Pl. • A conceptual drainage plan and report is required to be submitted with the fonnal application for a commercial project There are possible downstream impacts. The City is currently in the processes of adopting code to be in compliance with the DOE manual. • The Surface Water SDC fees are $0.405 (but not less than $1012) per square foot of~ impervious area. These fees are collected at the time a construction permit is issued. GENERAL: • All required utility; drainage and s!Teet improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 1:\1',qjcc:IS\TRITONTOWtiRSOCPA.doc\cor Triton Towers Proapplicali'"I 707 S Grady Way • • ~f ,,.,._ '2fh 'rl 1'-lfiu.v , All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network - • Pennit application must include an itemized cost estimate for these unprovements. Half of the fee must be paid upon application for building and conslnlction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. J:\ProjeGls\TRllONT'OWlll\SOCPAdoo1cor tb~II-PIJJ6i ~Nur ... ~6,. ~NU'~ •C::Ma, .. Ni~ CITY OF RENTON Community & Economic Development MEMORANDUM DATE: June 9, 2008 TO: Pre-Application File No. 08-057 FROM: Vanessa Dolbee, Associate Planner SUBJECT: Triton Towers Office Campus Genenl 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-applu:ation submittals made to the City of Renton by the applicant and the codes in effect on the date ofrevtew. The applicant is cautioned that information contained in this slllnmary may be 11ubject to modlfu:ation and/or concurrence by official decision- makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Community & Economic Development Administrator, Public Works Administrator, 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 applicanL The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for pUTChase for $50.00 plus tax, from .the Finance Division on the first floor of City Hall or on the City's website www.rentonwa;gov. Project Proposal: The applicant proposes to add four additional office buildings (Building No. 4 though No. 7) totaling 1,042,500 sq. ft. of new office space and one additional parking garage with 2,275 parking spaces to an existing office-building complex located in the Commercial Office (CO) zoning designation. The existing office complex contains three office buildings (Building No. 1 through No. 3) for a total of approximately 400,000 sq. ft. of office space. Building No. 1 has an address of 555 S Renton Village Pl., Building No. 2 is located at 700 S Renton Village Pl., and Building No. 3 is located at 707 S Grady Way. The project site consists of 3 different parcels, # 1923059023, #1923059001, and #7231600542 for a total area of2l. l5 acres. Each parcel has one existing office building on site and surface parking. The proposal includes the possibility of accessory retail, a hotel and a heliport on the new building number 6. The subject site contains seismic hazards, flood hazards, and a Class 3 stream. Zoning: The intent of the CO zone is to provide areas appropriate for professional, administrative, and business offices and related uses, offering high quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. The proposed olfu:e buildings would be a permitted use within the CO zone, retail sales and eating and drinking elltabllshments Triton Towen Office Clmpus ""e-Application Meeting Juno 12, 2008 Page 2 of6 rr, .,.., ... ,..,,,.... rrw,.,...:, v•11y /rMl,WO ,>( w) 0 1,'>)6 l"Alt- ~' j ,,.""'9~w,-• { 1~ :,1"'11 II "f1''~ 1il'i~• 11:f'J ( P~"Jot,,,,-~ t) would also be permitted provlded that they are devdoped as a part of a larger ojfice structure and do not stand alone or occupy more than 25 perCB11t per building whose primary use Is o/fiu, Hotels are only permitted within the CO ume if the subject site is within the Employment Area Valley(EA V); this site is not within the EA. V. A helipad as an accessory to the primary use Is permitted through an approved Hearing Examiner Conditional Uae Permit. Development Standards: The proposal's compliance with the CO zone development standards and the parking regulations is addressed below: Lot Coverage -The maximum building lot coverage permitted in the CO zone is 65% of the total lot area or 75% if parking is provided within the building or within a padcing garage. The building footprint of the proposed structures includb,g the parking garage totals approximately 276,954 square feet and wo11ld result in a lot coverage of 30.06 percent, which is well below the maximum lot coverage requirements. Setbacks -The minimum required front yard and side yard along a street setbacks in the CO zone are 15 feet if the proposed building is less than 25 feet in height, 20 feet if the proposed building is 25-80 feet in height, and 30 feet if the proposed building is over 80 feet in height. No interior side yard or rear yard setbacks are required as no side yarda or rear yards abut a residential zone. A 10 ft landscaped setback is required along freeway frontage. A 10 ft landscaped setback would be required along the southern property line adjacent to I-405. Stqffwas unable to verify setback compliance becauae the site plan was not drawn to tl useable sctde. Landscaping-The landscaping regulations (RMC section 4-2-120B) require a 10-foot landscaped strip along the street frontage, except where reduced through the site plan review process. In addition, landscaping regulations require a 15 ft. wide on-site sight-obscuring landscape strip along street frontages when a commercial zoned lot is adjacent to property zoned commercial, office, or public/quasi. A 15 ft. wide on-site sight-obacuring landscape strip and II JO-foot landscape strip would be required along South Grtldy Way, Talbot Road South, and S. Renwn Village Place. m addition, the Parking Regulations, RMC section 4-4-080F.7, require that any landscaping within a parking area be a minimum of 5 feet in width. For parlcing lots with l 00 stalls or more, the minimum amount of landscaping within the parking lot required is 35 square feet per parking space. The proposal for 3,417 surface parking stalls would require 119,595 ) ~~j square feet of Jandscaphlg within the parking area. Street trees shall be placed at the \' \ 1 · average minimum rate of one tree every 30 lineal feet of street frontage. In addition to the required street trees, an additional tree for every 6 parking spaces is required. Shrubs shall be planted at the rate of 5 per I 00 square feet of landscape area, up to 500/o of the shrubs may be deciduous. Groundcover shall be planted in sufficient quantities to provide at least 90"/o coverage of the planting area within 3 years of installation. Each parking space must be within 50 feet of a landscaped area. All landscaped areas shall be iltigated or consist of drought resistant plants. Height -The CO zone allows a maximum building height of 250 feet; although, 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 Allport Zones. In addition, heights may exceed the maximum height by up to fifty feet (SO') with bonuses for plazas and other amenities, subject to a Hearing Examiner's conditional use pemut. Triton Towers Office Campus 1.pplicalion Meeting 'June 12, 2008 Paga3 of6 Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-090.C. 7. The site plan application will need to include elevations and details for the proposed methods of screening. Recyclables/Refuse -A minimum of 2 square feet per 1,000 square feet of building gross floor area is required for recyclable deposit areas and 4 square feet per 1,000 square feet of building gross floor area is required for refuse deposit areas. Based on Ole proposal for 1,042,500 square feet of new gross building area, a minimum of 2,085 square feet of recyclable areas and 4,170 square feet of refuse deposit areas are required. Outdoor refuse and recyclable deposit areas shall not be located within 50 feet of a residentially zoned property. Refuse and recycling areas need to meet the requirements ofRMC 4-4-090, "Refuse and Recyclables Standards" ( enclosed). ~ -Any proposed sigt1age shall comply with RMC 4-4-100 Sign Regulations, and will require a separate sign permit. ''Sign Regulations" (enclosed) Access/Parking -The access to the site is proposed via S Grady Way, Talbot Road South, and S. Renton Village Place. The proposal is required to accommodate a minimum number of off street parking spaces for the proposed use. The number of spaces required for a general office use is a minimum of 3 per 1,000 square feet of net floor area to a maximum of 4.5 spaces per 1,000 square feet of net floor area and the number required for services on-site (the proposed accessory retail space) would be a maximum of 0.4 per 100 square feet of net floor area. No net floor area was submitted with the pre-application materials. However, based on the total new gross floor area of 1,042,500 square feet submitted, a minimum of 3,128 spaces would be required and R maximUltl of 4,691 parking spaces would be permitted. The materials submitted by the 11pplicant indicRted that a total of 2,275 puking spacn in the new parking garage and 3,417 surface parking spaces would be provided. Staff""" unable to verify complumce with the parking requirements due to the lack of informtllion provided. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of8V. feet x 16 feet, and parallel stall dimensions of9 feet x 23 feet for surface parking lots. Par!cing regulations specify standard stall dimensions of 15 feet x 8 feet 4 inches for structured parking. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of AD A accessible stalls based on the total number of spaces must be provided. , .. ,1e, .-.;.., .,..~.i ... .i,,.,. Maximum slopes for parking lots shall not exceed eight percent (8%) slope. Public Works Administrator or his/her designee may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope. Please refer to parking, loading and driveway regulations (RMC 4-4-080) for further general and specific parking requirements. Seusitlve Areas: Based on the City's Critical Areas Maps, the subject site contains seismic hazards, Flood hazards and a Class Ill stream. Triton Towers Office Cwnpus -Application Meeting lune I 2, 2008 Page 4of6 The seismic hazard is related to potential liquefaction of soils during an earthquake event. A giwtechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. A stream report shall be submitted at the time of formal wnd use applJcatJon and shall delineate onsite streams as well as streams and wetland located within 100 feet of the subject site. The report shall classify the stream and should establish the required buffers. In addition, a mitigation plan shall be submiited with the formal wnd use application if any impacts to streams or its associated buffer are proposed. Environmental Review: The proposed project wollld be subject to Environmental (SEPA) Review as the proposal would result in the construction of more then 4,000 square feet of office area and more than 20 associated parking stalls and is not Categorically Exempt per WAC 197-11-800. The subject site is located within an area of known cultural resources; as such, ArcJ]eological @d Cultural Resourcesjmpacts, along with other environmental impacts, would be evaluatea through the SEPA process. Consistency with the Comprehensive Plan: The Commercial Corridor (CC) district is characterized by concentrated, pre-existing commercial activity, primarily in a linear urban form, that provides necessary goods and services for daily living, accessible to near-by neighborhoods, serving a sub-regional market and accommodating large volwnes of traffic. Land Use Element Objective LU-EEE: Create opportunities for development and re-development of land in portions of the Commercial Corridor designation for general business and service uses. These include a wide range ofrestaurant, small-scale to big-box retail, offices, auto dealers, light industrial, and residential uses. Objective LU-GGG: Guide redevelopment of land in the Commercial Corridor designation with Commercial Arterial zoning, from the existing strip commercial urban fonns into more concentrated forms, in which structures and parking evolve from the existing suburban form, to more efficient urban configurations with cohesive site planning. Policy LU-349. Support development plans incmporating the following features: 1. Shared access pints and fewer curb cuts; 2. Internal circulation among adjacent parcels; 3. Shared parking facilities; 4. Allowance for future transition to structured parking facilities; 5. Centralized signage; 6. Unified development concepts; and 7. Landscaping and streetscape that softens visual impacts. Policy L U-353. Structures at Commercial Corridor intersections should not be set back from the street and sidewalk so as to allow vehicular circulation or parking to be located between the sidewalk and the building. Triton Towers Office Camp, -Application Meeting Juno 12, 2008 Paso S of 6 Policy LU-356. Structures in Commercial Corridor areas that front sidewalks abutting the principal arterial or are located at activity nodes should be eligible for a height bonus and therefore may exceed the maximum allowable height in the district. Policy LU-357. Public amenity features (e.g. plazas, recreation areas) should be encouraged as part of new development or redevelopment. Policy LU-358. Parking areas should be landscaped (including street trees, buffers, b=s), especially along roadways, to reduce visual impacts. Community Design Objective CD-G: Architecture should be distinctive and contribute to the community aesthetic. Policy CD-40. Structures should be designed (e.g. building height, orientation, materials, color and bulk) to mitigate potential adverse impacts, such as glare or shadows on adjacent less intense land uses and transportation corridors. Policy CD-41. Rooftops that can be seen from public streets, parks, or open space should be designed to hide mechanical equipment and to incorporate high-quality roofing materials. Objective CD-I: New commercial buildings should be architecturally compatible with their surroundings in terms of their bulk and scale, exterior materials, and color when existing development is consistent with the adopted land use vision and Purpose Statements for each Commercial Centers Designation in the Comprehensive Plan Land Use Element, Center, and Commercial Policies. Policy CD-44. Development should provide appropriate landscaping and fil9ade treatment when located along designated City arterials or adjacent to less intense developments in order to mitigate potentially adverse visual or other impacts. Policy CD-50. Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. Policy CD-51. Landscaping is encouraged, and may be required, in parking areas to improve their appearance and to increase drainage control. l}t/; p-J ~I ~ \J~ "f1'l~· Permit Requirements: The proposal would require Hearing Examiner Site Plan approval, and Environmental {SEPA) Review. If a Helipad is proposed, the applicant would also be required to obtain a Hearing Examiners Conditional Use Permit. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a decision on the Site Plan Review and Conditional Use Permit. The Hearing Examiner's decision would be subject to a two-week appeal period. The application fee would be $2,000 for the Hearing Examiner Site Plan Review and Y, of full fee for SEPA Review (Environmental Checklist) and Hearing Examiner Conditional Use Permit that would be $500.00 and $1,000.00 respectively. Triton Towers Office Campus June 12, 2008 POil" 6 of 6 ,pplicalion Meeting Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Site Plan Review approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the approval before a building pennit may be obtained. *Once the application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the f/' floor front counter prior to submitting the complete application package. Pleue contact me at (425) 430-7314 to schedule a time for the pre-screen, "f Fees In addition to the fees for review of the land-use, construction and building permits, the following fees would be required prior to issuance of building permit. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project, calculated based on the Institute of Transportation Engineers (ITE) Manual, Fifth Edition. • A Fire Mitigation Fee based on $0.52 per Building square foot. A handout listing all of the City's Development related fees is attached for your review. Expiration: Once an application has been approved, the applicant has two years to comply with all condition of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. cc: Jennifer Henning \ r---,CA -I _ _. .• 'r:.--- • co ... -- 0 "O ··---~- >, Q) ~~ @) R-1 ' I I i I 'CA J.. J r··----'---i --1 ! ! ' CD r--- R-8 H3 • 30 T23N R5E I 1/2 _____ ...,_ ·03 19 T23N RSE E 1/~ ' City of Renton IN REE RETENTION°EV~N~'t~ivxi: WORKSHEET oc 1 - 9 ::~ 1. Total number of trees over 6" in diameter1 on project site: 1. __ 01,,-'-'--_l(.__ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 -trees Trees in proposed public streets ____ trees Trees in proposed private access easementsJtracts -trees Trees in critical areas3 and buffers trees Total number of excluded trees: 3. Subtract line 2from line 1: 2. ___ --___ trees 3. -~?i~W""""--trees 4. Next, to determine the number of trees that must be retalned4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commerciel and industrial zones 4. __ /_? __ trees 5. List the number of 6" or larger trees that you are proposing5 to retain 4: . 5. 2-1,./J __ __., trees 6. Subtract fine 5 from line 4 for trees to be replaced: (11 lne 6 IS less than zero. mp nere. No replacement lrees aie req,.ired). 6. __ __../)'---trees 7. Multiply line 6 by 12" for number of required replacement Inches: 7. C inches 8. Proposed size of trees to meet additional planting requirement: O (Minimum 2" car,per trees reQ<Jired) 8. ______ inches per tree 9. DiVide fine 7 by fine 8 for number of replacement trees 6: Of nmainder Is .5 or gn,aler, round up to the next ""1ole m.mber) '· Measured at chest h8iglrt. 9. ---"C)::........_trees • Dead, diseased or dangernus trees must be certified"" such by a fOIGSler, registered land5<:ape archileCI. or cer1ilied amoost, and appn,ved by the City. • "Critical Areas, such as weUands, streams. floodplains and protected slopes, are' defined In Section 4-3-060 of 1he Renton Munfclpal Code (RMC). •-Count only tllose trees to be retatned outside ol crillcal areas and buffers. • The City may require modification of lhe lree relention plan lo ensure retention of U,e maximu'n number ol lnles PBf RMC 4-4-130H7a ._ Inches of slreeJl lree&, inches of trees added to cnticat ~ers. and inches of Imes relained on sl!e !hat are less than 6" but are greater than 2". can be used to meet the tree replacanent requiremenl 11/07 • ••• Site Development Associates, LLC 10117 Main Strcel; Bothell, WA 98011 Office: 425 4._",6_6533 Fax: 425.48G.G593 UTILITIES NARRATIVE Water Water services will be provided for the site by connecting to existing water lines on site and by new connections to the water mains in the adjacent roadways. Starting on the southern end of the site, water will be provided to building TI-7 and Garage D by connecting to the existing 12" water line in S. Renton village Place, this connection will be 12" and looped around the proposed buildings and connected to the existing 8" water line on the west side of TI-7. Water will be provided to Building TT-4 by a 12" loop connected to the existing 12" water line in S. Renton Village Place, this loop will go around the west and north sides of TI -4 and the existing TT-2 building and tie in to the existing 24" water main in Talbot Road South. Off of this loop will be a 12" loop around building TI-5 to the north, this loop will connect to the existing 1 O" water line located at the northwest property corner. The northernmost buildings TI-6 and TT-3 will have water provided via a connection to the existing 12" line near the northeast site edge, this 12" line will be looped around the existing TT-3 to the same existing 12" line, and around TI- 6 to connect to the loop around TT-5. Sewer A new 8" sanitary sewer line will be run from a new 48" manhole between TI-5 and TI-6 to the existing 48" manhole just east of TI-3. A 6" side sewer will be run from buildings TI-5 and TI-6 to the proposed sewer main running between then. Buildings TI-7, TI-5, and Garage D sewer services will be provided by a 6" side sewer connection to the existing 18" sewer main in S. Renton Village Place. Triton Towers Expansion Utilities Narrative October 6, 2008 FIRM FLOOD PLAIN APPROXIMATE ZOtEAH a14 Mal. FIRM FLOOD J PLAIN MAPPED ~~~ SIie DMalcpment Alie clal-. UC llmlallll_,.le...._ Waltqtan M>II 0 200 400 200 1 "= 200' ------Scale Feet TRITON TOWERS ,__ _______ ____,"'='m"~- ca.:-.-.. 1111:11 ••-ww, P d ere FLOOD HAZARD MAP "8,.. No. R:\Projects\233 (HAL Properties)\003-08 (Triton Towers)\Owg\ligures\TIR Figures\lig05.dwg 47°28'07" 122°13'07" ,_ 1 :, g "' :, I SOUTH SOUTH I "' II i'c >-:, w "'0 z 0"' :; ~ "' ~1w w "' ~ 0 7TH I :, CITY OF RENTON 530088 SOUTH 6TH STREET STREET (EL 24) RENTON VILLAGE to :, 0 "' I 5TH w :, z w ~ "' "' w X = :, "' PLACE 500 • APPROXIMATE SCALE IN FEET 0 500 -, NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS ISE'E MAP INDEX FOR PANELS NOT PAINTED) ~~~ 6.10071 11!177 -~n MAP NUMBER 53033C0977 F MAP REVISED: MAY 16, 1995 Federal Emergency Managemcn1 Agency Thi& le an official copy of a portion of the a bow referenced flood map. tt waa extF'l!lcted using F-MITOn-Line. Thie map does not reflect changes or amendment& which may hB\le been made subsequent to the date on the title block. For the lii1:eet product Information about National Flood ln&urance Program flood maps cheek the FEMA Flood Map Store at www.msc.fema.~ ,._ ,of, G 122°11'15" 47"30'00" Ill ~~;;I ;:;.; I I f~~~ Identified 1983 LEGEND SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100-YEAR FLOOD ZONE A ZONE AE ZONE AH No b,l>l' flood l'll'\,lti.,rh dl'1t'rminf!d_ B,1~· flood Pk•vatifJn~ dt>tcrmint•d. Flnud ch•plh~ ,1/ r,i pondin)ll: dd('rmin('U. I 10 J f<'C•I lll~UJII)' .irt•,1~ /)(tl.l' tl, uJ<t f'k-httions ZONE AO Flo(1d depth~ l>I 1 to J fC't't 116uaHy ~h(•t>t flow on slopin/,\ IL·rrninl: il\Nagl' depth~ dNt'rmine-0. For ,1m:1s of .illuvi,,I f,m fkmdinl,!.. vdocili<':-. .abu dt•t1'0Tlined. ZONE A99 To bt• prnlcded frnm 100---yl•.ir lloud b,• FC'der,11 flood prnll'C11on ~ystC'm lmd<>r nm~tru(1iun; nn b.l:.e dev.atiun~ determinL•cl. ZONE V ZONE VE Co,lst,ll lluod with vekidty h,12.~rd iW,W<' ,lction): no hast· flood @k•\,llions rlctt•rminNI (c,,lst;il 1food wilh vdocitv h,1z,lr(f ;w,ive ,Rliun•; ba,e flu,)d <'k\,;)tinns (ktt>rmine<l FLOODWAY AREAS IN ZONE AE OTHER fLOOO AREAS ZONE X Art'aS of SOO-yt"ar flund; arc,1~ of 100-yt'<lr r1ood with ,W('ragt• dL'pths of ICS\; than I f1.1ot or with drainage arC'aS les~ 1h.i.n 1 square mill•; .ind areas prolt'tted hy lcvt"l'S from 100-ye.i.r llm1d. OTHER AREAS ZONE X ZONED Are-as de1crminc.-d tn be oulside 500-~'ei!r Ooodplain. Areas in which flood hazards are undetermined. UNDEVELOPED COASTAL BARRIERS f ' ~ <j ldcntilied 1990 f,~·<,. ~ ) ) Coaslat barrier areas are norma!!y located within or Flood Haurd Ateas. Othcrwi:.e Protecti,.>d Areas adjacent to Special 'f~;o?rx,.,(,':, '': ,,.'.tii "'' ' f}0 ~';' (, ,o/j ,, ~"H''\ ""'' I ,, "' < '" Flood Boundary F!oodway Boundary Zone D Boundary Boundary Hazard Dividing OiYiding Special Flood Zones. and Boundary Areas of Different • APPROXIMATE SCALE IN FEET 500 0 500 NATIONAl ROOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 977 OF 1725 (SfE ""-",P INDEX FOR PANELS NOT PHINTED) ~~ SIJFRX 630071 oon !i3IIO!III 0977 MAP NUMBER 53033C0977 F MAP REVISED: MAY 16, 1995 Federal Emergency Management Agency Thie le an official copy o1' a portion o1' the aboVe referenced flood map. It was extracted using F·MIT On-Line. Thia map doers not reflect changea or amendment& which may haw been made subsequent to the date on the title block. For the lateet product Information about National Flood Insurance Program ftood mapa chec~ the FEMA Flood Map Store at www.msc.fema.gov PLANNING DIVISION ENVIRONMENTAL CHECKLIST_,, City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: ~\o~ l'~o\-1 \,.\..ol' OY l'X: o0l e1~ . 1S1'u'o ~, ~ I?, ~tC~\\JtO The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know'' or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. J:\Projecls\Triton\Correspondence\09-Code Agencies\envchlst.doc -1 -02/08 A. BACKGROUND 1. Name of proposed project, if applicable Triton Towers Expansion 2. Name of applicant: 3. Mark Ludtka Callison Address and phone number of applicant and contact person: Applicant: Mark Ludtka, Callison Contact: 1420 Fifth Avenue #2400 Seattle, Washington 98101 4. Date checklist prepared: September 30, 2008 5. Agency requesting checklist: Keith Maehlum Renton Properties, LLC 2025 First Avenue, Suite 700 Seattle, WA 98121 206.448.5080 City of Renton-Dept. of Community and Economic Development 6. Proposed timing or schedule (including phasing, if applicable): Do not know schedule. See phasing plan attached. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None planned to date. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Traffic study-Transpo 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. NIA 10. List any governmental approvals or permits that will be needed for your proposal, if known. Clearing and Grading Permit, Utility permits, Building permits, Conditional Use Permit (Helipad) 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. Renton Properties, LLC proposes to add four additional office buildings (Buildings 4-7 and a parking garage (A,B,C) to an existing office complex. Building 7 will incorporate additional parking garage space. The gross square feet of n-office buildings proposed is 1,137,129 s.f. The gross square feet of the new parking garage area proposed is 658,389 s.f. Reconfiguration and demolition of existing parking stalls is also proposed. J:\Projects\Triton\Correspondence\09--Code Agencies\envchlstdoc -2- 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any perm~ applications related to this checklist. Three parcels bound by SW Grady Way, Talbot Road S. 1-405 and Renton Village to the west. Existing building addresses are: 555 South Renton VIiiage Place, 700 South Renton Village Place and 707 South Grady Way, Renton, Washington B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other ______ . b. What is the steepest slope on the site (approximate percent slope?) The right of way slope adjacent to 1-405 is the steepest slope. This is not in the construction area. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Sand, silt, clay, loose gravel, peat, sandstone, mudstone, shale, coal and topsoil. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading is proposed to level building sites and to excavate for partial basement level at Parking Garage D. No imported fill is planned. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 83.1%. A reduction in the percentage of impervious area is expected as the result of th is development. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR The building permit plan set will included a proposed Temporary Erosion Control and Sedimentation (TESC) Plan to mitigate any potential for erosion during the clearing and grading activities associated with the proposed projects. J:\Projects\Triton\Correspondence\09-Cocte Agencies\envchlst.doc -3-02/08 a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Potential dust and odors associated with construction activity. Automobile emissions. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: None 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes. A Class Ill stream enters and exits culverts on the southwest corner of the site. No work in this area. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. Yes, No new work in flood plain area. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water: J:\Projects\Triton\Correspondence\09-Code Agencies,envchlst.doc -4-02108 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial, containing the following chemicals ... ; agricultural: etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Sanitary sewer flows will be discharged to the City of Renton public sanitary sewer system. 14,800 people will be served. (8,920 new). c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. On site stormwater run-off from paved surfaces will be collected and transported via a system of curb, gutter, catch basins and underground storm drainage pipe to detention and existing water quality facilities. The run-off is then directed to the City of Renton's storm drainage system. 2) Could waste material enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: None 4. PLANTS a. Check or circle types of vegetation found on the site: _x_ deciduous tree: alder, maple, aspen, other _x_ evergreen tree: fir, cedar, pine, other _x_ shrubs __ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Planting strips with shrubs and trees: 39,800 s.f. removed c. List threatened or endangered species known to be on or near the site. Do not know. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Altered parking and perimeter planting areas will be rs-planted to meet or exceed code requirsments with native and compatible species. New areas will be planted with mixed native and climate compatible species of trees and shrubs. Species installed will provide color and texture variety throughout the year. There will be 39,900 s.f. of new and 151,313 s.f. total landscaping on site. 5. ANIMALS J:\Projects\Triton\Correspondence\09-Code Agencies\envchlst.doc .5. 02/08 a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: N/A Birds: hawk, heron, eagle, songbirds, other--------- Mammals: deer, bear, elk, beaver, other---------- Fish: bass, salmon, trout, herring, shellfish, other------- b. List any threatened or endangered species known to be on or near the site. NIA c. Is the site part of a migration route? If so, explain N/A d. Proposed measures to preserve or enhance wildlife, if any: None 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Yes, the proposed tower TT-5 could shade parts of Renton Village Shopping Center in the morning to afternoon. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Building Insulation, efficient HVAC systems, solar shades and solar glazing. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No 1) Describe special emergency services that might be required. NIA 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise J:\Projects\Triton\Correspondence\09-Cocle Agencies\envchlst.doc -6-02/08 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from 1-405. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Potential temporary noises associated with the activities of construction. M-F 7am-8 pm. 3) Proposed measures to reduce or control noise impacts, if any: Standard methods and practices will be implemented to meet or exceed code requirements to reduce and control any potential site disruptions during construction. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Commercial office on the subject site. Neighborhood business to the West. All within the Commercial Corridor. b. Has the site been used for agriculture? If so, describe. Do not know. c. Describe any structures on the site. Three seven story office towers. d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? CO, Commercial Office f. What is the current comprehensive plan designation of the site? Commercial Corridor g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes, 718,000 s.f. of the project site is within the Geologic (Seismic) Hazard Area. 234,500 s.f. is within the Flood Hazard Area. There is no new work in this area. There Is a Class Ill stream. There is no new work in this area. i. Approximately how many people would reside or work in the completed project? 8,920 people will work in the proposed new buildings. j. Approximately how many people would the completed project displace? J:\Projects\Triton\Correspondence\09-Code Agencies\envchlst.doc -7-02/08 None k. Proposed measures to avoid or reduce displacement impacts, if any: N/A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Compliance with existing CO zoning classification and City of Renton Municipal Code. The project is consistent with the Comprehensive Plan for Commercial Corridors. More efficient urban configurations with cohesive site planning will be provided. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. N/A b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A c. Proposed measures to reduce or control housing impacts, if any: N/A 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 150'--0" above finish grade. Glass is the principal exterior finish material. b. What views in the immediate vicinity would be altered or obstructed? Do Not Know. c. Proposed measures to reduce or control aesthetic impacts, if any: Solar shades and varied exterior materials. Different fa~ade designs for each building face depending on solar orientation. Recesses in the ground floor plan for varied facades. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light through window glazing will be transmitted mainly in the evening and winter. Glare should be minimal with low-glare glazing use. New site lighting will meet city standards for glare. b. Could light or glare from the finished project be a safety hazard or interfere with views? Do Not Know J:\Projects\Trilon\Correspondence\O~Code Agencieslenvchlst.doc -8-02108 c. What existing off-site sources of light or glare may affect your proposal? No existing light or glare issues to our knowledge. d. Proposed measures to reduce or control light and glare impacts, if any: Low-glare glazing on buildings and shielding to prevent light spill-over from site lighting and parking garages are proposed. 12. RECREATION a. Whal designated and informal recreational opportunities are in the immediate vicinity? Do not know b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation. including recreation opportunities to be provided by the project or applicant, if any: NIA 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on. or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. The site is within an area that is considered to have a higher likelihood of finding artifacts of cultural significance than other locations within Renton. c. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans. if any. The access to the site is proposed via S. Grady Way, Talbot Road South and S. Renton Village Place. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? C. Yes How many parking spaces would the completed project have? How many would the project eliminate? 1067 on-grade stalls 2145 stalls in parking garages 3212 Total stalls (1827 existing -1159 of existing are proposed to be eliminated) J:\Projeds\Triton\Correspondence\09-Code Agencies\envchlst.doc -9-02/08 . . d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Refer to attached transportation study. g. Proposed measures to reduce or control transportation impacts, if any: None 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. During business hours there could be an increase in the need for police protection due to the increase in site use. Fire protection needs will increase due to new structures. b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. b. Circle utilities currently available at the site: electricity. natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water-City of Renton, Electricity-PSE, Refuse-Allied Waste, Natural Gas-PSE, Telecommunications-Qwest and misc., Sanitary-City of Renton. All of these services will need to provide services to the site. All exist on the site and modifications will be made to existing services. C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure o art. Proponent: Date: J:\Projects\Triton\Correspondence\09-Code Agencies\envchlst.doc -10-02/08 Ttl E WATERSHED COMP1\NY August 18, 2008 Keith Maehlum Renton Properties, LLC Via email: kmaehlum@halrealestate.com SCIENCE & OESIGN Re: Stream Evaluation for parcel #7231600542, 555 S. Renton Village Place, TWC Ref# 080805 Dear Mr. Maehlum: On August 12, 2008, Nell Lund, Ecologist, and Mike Mazur, Fisheries Biologist, visited the property located at 555 S. Renton Village Place (parcel 7231600542) to evaluate and flag a presumptive stream flowing adjacent to I-405 on the south west edge of the property. During the investigation, the classification of the stream as it is currently mapped was evaluated and the ordinary high water mark was identified and flagged. This letter summarizes the results of the stream evaluation study. Methods On August 12, 2008, the on-site drainage pathway was evaluated for stream characteristics and the ordinary high water mark (OHWM) was identified and flagged. The stream was evaluated according to each of the City of Renton Municipal Code (RMC 4-3-050L) and Washington Administrative Code (WAC 222-16-031) water typing systems. Field observations, the City of Renton Water Class Map (Figure 4-3-050Q4) and King County iMAP photos (http://www.metrokc.gov/GIS/iMAP) were all used to evaluate (and in this case confirm) the current classification of the subject stream. The OHWM of the stream and culvert entry and exit points were marked in the field with blue- and white-striped flags numbered from WM-IA to WM-21A along the northern bank and from WM-lB to WM-19B along the southern bank (see attached sketch). Findings The subject property contains a large office building, a paved parking lot, and a bus shelter. A segment of a class 3 (RMC 4-3-050Llaiii) stream, a tributary of Rolling Hills Creek (RMC 4-3- 050Q4), flows westerly along the south edge of the property. The tributary stream joins with the mainstem of Rolling Hills Creek on-site as it exits a box culvert located approximately 125 feet east of the western property boundary (see site map). The mainstem of Rolling Hills Creek is mapped as a class 3 stream by the city of Renton. The on-site stream segments are bordered by I-405 on the south and a narrow band of landscaping along the parking lot to the north. Rolling Hills Creek drains to Springbrook Creek, a tributary of the Black River, which is a sub-basin of the King County WRIA-9 Duwamish-Green drainage basin. The eastern, upstream portion of 750Sxth S..-Sauth I -. WA98033 p 425.822.5242 I / 425.827.1136 I wae,sloedco.cam Keith Maehlum August 18, 2008 Page 2 of9 the on-site stream tributary segment enters the property from a buried culvert passing under I- 405 (near 1-405 Mile Post 2.25) approximately 20 feet east of the bus stop south of Triton Towers 1 (TT-I). The upper tributary stream passes through two separate culverts as it flows west along the property (see photo 1) and is joined by the main portion of Rolling Hills Creek when it enters the stream channel from the north out of a box culvert located approximately 125 feet from the western terminus of the property (see photo 2 and 3). A bioswale was located east of the tributary stream. However, the ditch lost definition approaching the start of our stream flagging; it appears to infiltrate the lawn area before draining to the stream. The ditch was vegetated with lawn grasses and dandelion (see photo 4). It did not meet wetland or stream criteria. Stream The riparian corridor along the tributary stream from its entry at the I-405 culvert down to the box culvert is dominated by Himalayan blackberry with patches of Reed canary grass, and giant horsetail. Bohemian knotweed, climbing nightshade, red alder, lodge pole pine, osoberry, cascara, Oregon ash, and black cottonwood are also present. The streambed contains a mixture of mud and silt. The width of the tributary is typically 3 feet, but ranges from 2 to 6 feet. Water was perceptually moving through the upper tributary channel at the time of our site visit and water depths were approximately 3-8 inches. The riparian corridor beginning at the confluence of the tributary and mainstem of Rolling Hills Creek located at the box culvert downstream to the western property boundary is characterized by red alder, black cottonwood, pacific willow, Sitka spruce, Himalayan blackberry, big leaf maple, mountain ash, lady fem, sword fem, and grasses. The streambed in this portion of the creek is a mixture of Y, to 2 inch gravels and sand (see photo 5). The stream below the box culvert is between 8 to 10 feet wide, containing rifles and small pools and has water depths of 3- 8 inches. Several (20-30) small cyprinid fish (dace, Rhinichthys species), a crayfish, and a black- cap chick-a-dee were observed downstream of the box culvert. Both the tributary and mainstem portions of the stream generally meet the state's minimum requirements for the presumption of salmonid fish use based on physical characteristics, such as channel width and gradient. According to state definitions, drainages are presumed to have fish use if they have a defined channel bankfull width of 2 feet or greater (in Western Washington) and a gradient of 16 percent or less (WAC 222-16-031(3)(b)(i)(A). The physical characteristics of the drainage segment on-site fit within these criteria, being at least 2 feet in width and well less than 16% slope. However, Rolling Hills Creek has been mapped by the City of Renton and Washington Department of Fish and Wildlife (WDFW) in Salmonscape as a non-salmonid bearing stream, presumably due to the existence of a fish passage barrier downstream. Rollin~ Hills Creek is piped underground from the east side of the Valley Freeway, west along SW 19 street, and exiting the pipe presumably into Springbrook Creek upstream of the Boeing Longacres Industrial Park. As further evidence of the lack of salmonid use, the Washington Department of Fish and Wildlife Salmonscape map identifies potential fish passage barriers associated with the lower piped portion of the stream. Similarly, Natural Resources (DNR) Forest Practice Water Typing Keith Maehlum August 18, 2008 Page 3 of9 Map shows the stream as Type "N" or non-fish-bearing. DNR water type mapping talces primarily basin size and slope into consideration. Local Regulations Rolling Hills Creek The City of Renton regulates streams using the Renton Title IV Development Regulations, Renton Municipal Code, Chapter 3 Environmental Regulations and Overlay Districts (RMC 3). Rolling Hills Creek and its upper tributary are currently mapped as a class 3, non-salmonid- bearing perennial water, and can be found on the Renton City Streams and Lakes map (RMC 4- 3-050Q4). Stream buffers are determined based on stream class. Based on the conditions present during our site visit on August 12, 2008, both segments of this stream are presumed to have perennial flow. As described above, Rolling Hills Creek presumably has a salmonid migration barrier associated with the underground piping of the stream prior to its confluence with Springbrook Creek. No planned stream restoration projects that would remove any or all of these man-made fish migration barriers within the next 6 years are known. Therefore, it is our professional opinion that the current classification of this stream as a non-salmonid-bearing, perennial stream (Class 3) according to RMC 4-3-050Q4 is confirmed. Class 3 waters in the City of Renton require a 75-foot standard buffer width (RMC 4-3-050L5a(i)). Additionally, building over a piped and culverted stream is prohibited without a variance (RMC 4-3- 050L5a(ii)). However, no buffers are required along segments of piped streams. The City does require easements and setbacks from piped streams consistent with stormwater requirements in RMC 4-6-030. Following the approval of the City Administrator, standard stream buffers may be reduced or averaged in accord with RMC 4-3-050L5c,d. based upon an applicant request and the acceptance of a supplemental stream study. Buffer reduction to a minimum of 50 feet for a class 3 stream requires compliance with subsections L5c(iv)(a),(c),(d),(e) and (t) of the RMC 4-3-050 below. iv. Criteria for Approval of Reduced Buffer Width: The following cr~eria in subsections L5c(iv)(a) and (c) through (f), or criteria (iv)(b) through (f) of this Section shall be met: (a) Buffer Condition: Either subsection (1) and (3) through (5) shall be met or subsection (2) through (5) shall be met (1) The buffer area land is extensively vegetated with native species, including trees and shrubs, and has Jess than five percent (5%) non-native invasive species cover. and has less than fifteen percent (15%) slopes; or (2) The buffer can be enhanced with native vegetation and removal of non-nalive species per criteria in subsection L5c(iv)(c) of this Section, and has less than fifteen percent (15%) slopes; and (3) The width reduction will not reduce stream or lake functions, including those of anadromous fish or nonfish habitat; and (4) The width reduction will not degrade riparian habitat; and (5) No direct or indirect. short-term or long-term, adverse impacts to regulated water bodies, as determined by the City, will result from a regulated activity. The City's determination shall be based on specific site studies by recognized experts, pursuant to subsection F3 of this section and RMC 4-8-120· or (b) The proposal includes daylighting of a stream, or removal of legally installed, as determined by the Administrator, salmonid passage barriers; and (c) The project includes a buffer enhancement plan using native vegetation and substantiates that the enhanced area will be equal to or improve the functional attributes of the buffer; or in the case of existing developed siles where a natural buffer is not possible, the proposal includes on-or off-site riparian/lakeshore or aquatic enhancement proportionate to its project specific or cumulative impact on shoreline ecological functions; and (d) The proposal will result in, at minimum, no net loss of stream/lake/riparian ecological function; and Keith Maehlurn August 18, 2008 Page 4 of9 (e) The proposal does not result in increased flood hazard risk; and (f) The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific infonnation, the steps in RMC 4-9- 250F are followed. Buffer width averaging may be allowed to a minimum of37.5 feet for a class 3 stream following RMC 4-3-050L5d(iii) below. iii. Criteria for Approval: Buffer width averaging may be allowed by the Administrator only where the applicant demonstrates all of the following: (a) The water body and associated riparian area contains variations in ecological sensitivity or there are existing physical improvements in or near the water body and associated riparian area; and (b) Buffer width averaging will result in no net loss of stream/lake/riparian ecological function; and (c) The total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging; and (d) The proposed buffer standard is based on consideration of the best available science as desaibed in WAC 365-195-905; or where there is an absence of valid scientific Information, the steps in RMC 4-9- 250f are followed. Where the buffer width is reduced by averaging, enhancement shall be required where appropriate and notification may be required under RMC 4-3-050L5d(iv) and (v). Additional minimum buffer width reductions for sites separated from the stream by pre-existing hard structures, such as the on-site existing parking lot, can be determined by the City Administrator (RMC 4-3-050L5c(ii)(d)). The pre-existing structure must I) separate the upland property from the water body due to height or width and 2) Substantially prevent or impair delivery of riparian function from the upland property to the stream. The buffer widths established shall reflect the riparian functions that can be delivered to the stream (RMC 4-3- 050L5c(ii)(d)). However, buffer reductions below 50 feet for a class 3 stream require review as a variance per RMC 4-3-050N3 and RMC 4-9-2508. State and Federal Regulations Streams are also regulated by the U.S. Army Corps of Engineers (Corps) under Section 404 of the Clean Water Act. Any filling of Waters of the United States would likely require notification of and permits from the Corps. Application for Corps permits may also require an individual 401 Water Quality Certification and Coastal Zone Management Consistency determination from the Washington Department of Ecology (DOE). Federally permitted actions that could affect endangered species (i.e. salmon or bull trout) also require a biological assessment study and consultation with the U.S. Fish and Wildlife Service and/or the National Marine Fisheries Service. WDFW has jurisdiction over any project that may "use, divert, obstruct, or change the natural bed of any of the salt or freshwaters of the state" (RCW 77.55.011). Any proposal to conduct in-stream work requires a Hydraulic Project Approval (HPA) from WDFW. Please note that the findings of this letter, including stream classification and resulting buffer width predictions, are subject to the verification and agreement of local, state and/or federal regulatory authorities. Please call if you have any questions or if we can provide you with any additional information. Keith Maehlum August 18, 2008 Page 5 of9 Sincerely, --1a1;;tJ!- Nell Lund Ecologist ~~ Mike Mazur Fisheries Biologist Enclosures Keith Maehlum August 18, 2008 Page 6 of9 SW 711i St f. f t ! t ? ' " i; ' l .• ~, Mainstem of Rolling Hills Creek on-site .. ,, , . ,' ,;;' / S ltith St t' ,t ! 1lhfSl' t'''-"' ' Tributary of Rolling Hills Creek Box culvert entry point of mainstem Rolling Hills Creek I\ !' 19th St' "" "' Site map of Rolling Hills Creek and tributary stream located on-site. Green color denotes class 3 stream designation for the city of Renton (RMC 4-3-050Q4). Dotted sections refer to piped stream and solid lines refer to open channel stream sections. The red circle denotes the location of the box culvert containing the mainstem of Rolling Hills Creek and confluence with the tributary stream. Keith Maehlum August 18, 2008 Page 7 of9 ' Photo I. Culvert at flags 5-A and 4-B in the upper tributary. · ... ·. • .ll Photo 2. Inlet of on-site box culvert containing the main-stem of Rolling Hills Creek Keith Maehlum August 18, 2008 Page 8 of9 Photo 3. Box culvert. Photo 4. View facing east showing the bioswale located east of flagging. Keith Maehlum August 18, 2008 Page 9 of9 Photo 5. Legend: approximate stream location Stream Delineation Sketch (Parcel number 7231600542) Triton Tower I 555 S. Renton Village Place Renton, Washington Prepared for Keith Maehlum August 12, 2008 ~ THE WATERSHED CO/v\ PANY Note: Stream features are not surveyed. Areas depicted are approximate and not to scale. Stream flags: blue-& white-striped. 750 Sixth Street South I Kirkland I WA 98033 p 425.822.5242 f 425.827.8136 Printed: I 0-09-2008 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOS-117 Receipt Number: DEVELOPMENT PLANNING CITY OF RENTON OCT -9 2008 RECEIVED R0805299 Total Payment: 10/09/2008 03:27 PM 2,500.00 Payee: Renton Properties, LLC Current Payment Made to the Following Items: Trans Account Code Description Amount ---------------------------------------------------------------------- 5010 000.345.81.00.0007 Environmental Review 5020 000.345.81.00.0017 Site Plan Approval Payments made for this receipt Trans Method Description Amount Payment Check 28-7174 2,500.00 Account Balances 500.00 2,000.00 Trans Account Code Description Balance Due --------------------------------------------------------------------- 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 DO NOT USE -USE 3954 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .oo .00 .oo .00 .00 .00 .00 .00 .00 .oo .oo .00 .oo .00 .oo .00 .00 .00 .00 .00 .00