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HomeMy WebLinkAboutPRE_StaffComments_230511_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 900 Grady Way Apartments 900 S Grady Way PRE23-000114 May 11, 2023 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: April 26, 2023 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Grady Way Apartments 1. The fire flow requirement is 3,500 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code. Fire hydrants shall also meet maximum spacing requirements of 300-feet on center. A looped water main is required for all fire flows over 2,500 gpm. Existing water mains appear adequate to satisfy the looped main requirement. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family unit. No fee for parking garage areas. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are adequate as provided by existing city streets. 5. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch by 84-inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 10, 2023 TO: Michael Sippo, Development Engineering FROM: Andrew Van Gordon, Planning SUBJECT: 900 Grady Way Apartments - 900 S Grady Way (Parcel number 172305-9021) PRE23-000114 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 1723059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196-pressure zone. The approximate static water pressure is 72 psi based on an elevation of 30’. The site is within the City’s wellfield 5-year capture zone (APA Zone 2). There is an 18” water main southeast of the site in S. Grady Way that can deliver 9,700 gallons per minute (gpm). Reference COR Project File WTR2700020 in COR Maps for record drawings. There is a 12” water main west of the site in Williams Avenue S. that can deliver 4,700 gallons per minute (gpm). Reference COR Project File WTR2702722 in COR Maps for record drawings. There is a 12” water main east of the site in Wells Ave S. that can deliver 4,800 gallons per minute (gpm). Reference COR Project File WTR2702722 in COR Maps for record drawings. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). 2. Based on the review of the information submitted for the pre-application, the RRFA has determined that the preliminary fire flow for the development is 3,500 gpm including the use of a fire sprinkler system. Since the fire flow exceeds 2,500 gpm, a looped water main will be required around the building. RRFA and City Water department have determined that the existing loop around the Grady, Wells, Williams, 5th Street block is sufficient in meeting this requirement. 3. RRFA has determined that a minimum of 4 fire hydrants are required. One within 150-feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may be PRE23-000114 Page 5 of 5 May 10, 2023 counted toward the requirements if they meet current code. Fire hydrants shall also meet maximum spacing requirements of 300-feet on center. 4. A fire sprinkler system is required by the Renton Fire Authority, and the following will also be required: a. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. b. Installation of additional fire hydrants around the building as required by the Fire Authority. c. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). d. A conceptual utility plan will be required as part of the land use application for the subject development. e. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2021 Water System Plan. f. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 5. Installation of a separate water service and meter for the building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. a. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. b. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. 6. Installation of a separate water meter for landscape irrigation. a. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. 7. Due to the age and condition of the existing 18” water main in Grady Way, the domestic, fire and irrigation meters will need to be tapped from Williams Ave S. 8. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for commercial uses and for fire sprinkler use. The 2023 system development charge (SDC) fee for 1-inch commercial-use water meter is $4,850, a 1-1/2 inch meter is $24,250 and a 2-inch is $38,800. The 2023 system development charge (SDC) fee for 1-inch fire service meter is $648, 1-1/2 inch fire service meter is $3,238 and 2-inch fire service meter is $5,181. Meter service size and associated SDC for commercial use, fire service and irrigation depends on the required demand and varies based on the size of the meter. The development is also subject to fees for drop-in meters, water connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. PRE23-000114 Page 5 of 5 May 10, 2023 SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch gravity wastewater main located in Williams Ave S (see record drawing S-27221A). There is also an existing 12-inch gravity wastewater main located in a public sewer easement on the adjacent properties to the north (see record drawing S-272217). The existing on-site building is served by a side sewer connection into the property via a 6” side sewer connecting into the sewer main to the north. 3. Existing side sewers will be required to be cut and capped during demolition of the structures. The existing sewer stubs may be reused if the depth and location are suitable for the proposed development and if the stub is CCTV’d and found to be acceptable to the City. If acceptable, the stub shall be lined. 4. The parking garage and dumpster/recycling areas will need to direct drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. SURFACE WATER 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2022 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Conditions). The site is located in the Black River drainage basin. Drainage report and drainage plans based on 2022 City of Renton Surface Water Design Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application. The final drainage plan and drainage report should be submitted with the utility construction permit application. 2. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 City of Renton Surface Water Design Manual. 3. There is an existing 12” public stormwater main located behind the sidewalk along S. Grady Way and likely within the property limits in the current parking lot of the subject property (see City record drawing R-131102). Based on the proposed location of the building and associated frontage improvements it appears likely that the stormwater main will need to be relocated into the flowline of S Grady Way. 4. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention PRE23-000114 Page 5 of 5 May 10, 2023 and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. Erosion control measures to meet the City requirements shall be provided. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. 9. A Construction Stormwater Permit from Department of Ecology may be required if land disturbance on the site exceeds one acre. Applicant will need to coordinate with the Department of Ecology prior to construction to determine if permit coverage is required. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website 11. The development is subject to stormwater system development charge (SDC) fee. The 2023 stormwater SDC fee is $0.920 per square foot of new impervious surface, but no less than $2,300.00. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time of issuance of the construction permit will be applicable. TRANSPORTATION 1. S. Grady Way adjacent to the site is classified as a principal arterial street. Per the King County Assessor’s Map, the existing right of way width for S. Grady Way adjacent to the site is approximately 77’. The existing paved roadway width is approximately 55’ consisting of 4 – 11’ travel lanes and 1 – 11’ center lane. There is a 0.5’ curb and a 6’ concrete sidewalk along the S. Grady Way frontage. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 5 lanes is 103’. A paved roadway width of 66’ consisting of 4 – 11’ travel lanes, 2 – 5’ bike lanes, and 1 – 12’ center left turn lane is required. A 0.5’ curb and 12’ concrete sidewalk with street trees in tree grates is required along both sides of the roadway. a. The City’s Transportation Department has determined a modified principal arterial street section is applicable to this portion of S. Grady Way. The City would like to see the existing curb line remain in the existing location and maintain the existing paved roadway width. An 8’ planter strip followed by an 8’ sidewalk will be required behind the existing curb line. Right of way dedication will be required to one foot clear from the back of sidewalk. Per COR Maps approximate required right of way dedication along the S. Grady Way frontage will be 8’. A street modification would be required at the time of land use submittal to conform to the modified street section for S. Grady Way. 2. Williams Avenue S. adjacent to the site is classified as a minor arterial street. Per the King County Assessor’s Map, the existing right of way width for Williams Avenue S. adjacent to the site is approximately 60’. The existing paved roadway width is approximately 44’ consisting of 3 travel lanes and a paved shoulder. There is a 0.5’ curb and 6’ sidewalk that transitions to approximately 15’ in width near the S. Grady Way and Williams Avenue S. intersection along the Williams Avenue S. frontage. Per RMC 4-6-060, the minimum right of way width for a minor arterial street with 4 lanes is 91’. A paved roadway width of 54’ consisting of 4 – 11’ travel lanes and 2 – 5’ bike lanes is required. A 0.5’ curb and 12’ concrete sidewalk with street trees in tree grates is required along both sides of the roadway. PRE23-000114 Page 5 of 5 May 10, 2023 a. The City’s Transportation Department has determined a modified minor arterial street section is applicable to this portion of Williams Avenue S. The City would like to see the existing curb line remain in the existing location and maintain the existing paved roadway width. A minimum 12’ sidewalk behind the existing curb line with street trees in tree grates will be required. Right of way dedication will be required to one foot clear from the back of sidewalk. Per COR Maps approximate required right of way dedication along the Williams Avenue S. frontage will be 7’. A street modification would be required at the time of land use submittal to conform to the modified street section for Williams Avenue S. b. The intersection of S Grady Way and Williams Avenue S creates a triangle due to the angle of the streets at the intersection. In the current configuration, the sidewalk jogs to the northwest on the subject parcel. The intersection and curb return will need to be upgraded to current City standards with a curb return radius of 25’. The resulting shift of the curb return will require that the existing traffic signal be removed and upgraded to the City’s current traffic signal standard with a realignment of the crosswalk location. The applicant shall work with City staff prior to Land-Use submittal to coordinate the intersection improvements to meet current City standards and the neighboring Home Depot and Watershed Apartments upgrades. 3. Wells Avenue S. adjacent to the site is classified as a minor arterial street. Per the King County Assessor’s Map, the existing right of way width for Williams Avenue S. adjacent to the site is approximately 60’. The existing paved roadway width is approximately 36’ consisting of 2 travel lanes and a paved shoulder. There is a 0.5’ curb, 3-4’ planter and 6’ sidewalk that transitions to approximately 10’ in width near the S. Grady Way and Wells Avenue S. intersection along the Wells Avenue S. frontage. Per RMC 4-6-060, the minimum right of way width for a minor arterial street with 4 lanes is 91’. A paved roadway width of 54’ consisting of 4 – 11’ travel lanes and 2 – 5’ bike lanes is required. A 0.5’ curb and 12’ concrete sidewalk with street trees in tree grates is required along both sides of the roadway. a. The City’s Transportation Department has determined a modified minor arterial street section is applicable to this portion of Williams Avenue S. The City would like to see the existing curb line remain in the existing location and maintain the existing paved roadway width. A minimum 12’ sidewalk behind the existing curb line with street trees in tree grates will be required. The sidewalk will be approximately 18’ in width near the intersection of S. Grady Way and Williams Avenue S. Right of way dedication will be required to one foot clear from the back of sidewalk. Per COR Maps approximate required right of way dedication along the Wells Avenue S. frontage will be 2’ pending final survey. A street modification would be required at the time of land use submittal to conform to the modified street section for Wells Avenue S. b. The curb return at the S. Grady Way and Wells Avenue S. intersection should remain in the current layout. The existing curb should be replaced in the current location along both frontages. 4. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive- aisle improvements will be reviewed in conjunction with the civil construction permit for the project and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. An ADA compliant accessible route of travel (ART) is required to be provided from the public right-of-way sidewalks to the building’s main entrance and from the accessible parking stalls. 5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. PRE23-000114 Page 5 of 5 May 10, 2023 6. Drive aisles and entry into the proposed parking garage should meet the standards found in RMC 4-4-080. Parking garage entry shall be from Williams Ave S and not S Grady Way. 7. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains 8. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 9. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. See RMC 4-6-060 for street lighting requirements. Street lighting plan shall include a photometric analysis per City standards along the project’s S Grady Way, Williams Avenue S and Wells Ave S. frontages. 10. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 12. The transportation impact fee is based on the type of land use. For residential apartments, the 2023 transportation impact fee is $7,550.02 per dwelling unit. Fees that are current will be charged at the time of permit issuance. General Comments 1. Since frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. PRE23-000114 Page 5 of 5 May 10, 2023 5. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 11, 2023 TO: Pre-Application File No. 23-000114 FROM: Andrew Van Gordon, Associate Planner SUBJECT: 900 Grady Way Apartments – 900 S Grady Way (Parcel number 1723059021) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located at 900 S Grady Way (Parcel number 1723059021). The lot has public street frontage on S Grady Way and Williams Ave S; it is located within the CD zone in Urban Design District A and the City Center Sign Regulation area. The site area is approximately 38,180 square feet (0.87 acre). The proposal is to establish a 147,000 square foot five (5) story, 107-unit apartment building with ground floor lobby. Parking is proposed in an attached 107 stall parking structure located on the ground floor and second floor. Access to the site is proposed from one (1) driveway entrance from Williams Ave S. The existing building would be demolished as part of the project. Current Use: The property is currently improved with a 7,290 gross square foot (6,000 sq. ft. footprint) commercial building and associated 12 stall paved parking area. Zoning Requirements: The subject property is located within the Center Downtown (CD) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. The apartment building would be classified as an Attached Dwellings – Flats use type. Standalone residential buildings are permitted in the CD Zone outside of the Downtown Business District, provided residential amenity space and/or lobby space is provided on the ground floor along the street frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%) of 900 Grady Way Apartments Page 2 of 10 May 11, 2023 the facade width for facades less than sixty feet (60') wide, or a minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide. (Widths shall be measured along the building facade.) The ground floor shall have a floor-to-ceiling height of twelve feet (12'). Where located on the ground floor and within ten feet (10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2') elevated above the grade of the sidewalk. An Attached Dwellings – Flats use type is permitted in the CD zone. The project is located outside of the Downtown Business District. The project includes lobby space along the street frontage for approximately 190 feet (190’) along S Grady Way and 188 feet (188’) along Williams Ave S. Conformance with standards would be determined at the time of land use application. Density: The minimum net residential density for the CD zone is 75 dwelling units per net acre; the maximum is 150. Density may be increased to 200 dwelling units per net acre subject to conditional use permit approval. Net density is calculated by subtracting critical areas, public rights-of-way and legally recorded private access easements from the gross area. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the approximate gross land area of 0.87 acre, the 107-dwelling unit proposal arrives at a gross density of approximately 122.98 du/ac (107 dwelling units / 0.87 gross acre = 122.98 du/ac). A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. The gross density would result in 122.98 du/ac; however, the applicant would be requi red to demonstrate compliance with the net density requirements of the zone at the time of formal application. A completed Density Worksheet would be required with the land use application. Development Standards: The project would be subject to RMC 4-2-120B, Development Standards for Commercial Zoning Designations effective at the time of complete application (noted as “CD standards” herein). Building Standards – The CD zone does not have a maximum lot coverage for buildings. The maximum building height is 150 feet (150’). The maximum building height when a lot is abutting a lot designated as residential is 20 feet (20’) more than the maximum height allowed in the abutting residential zone. Heights may exceed the maximum height with a Hearing Examiner conditional use permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones. The proposal shall meet all applicable requirements in RMC 4-3-020: Airport Related Height and Use Restrictions. The lot is abutting 536 Williams Ave S which is zoned Residential – 14 (R-14). The maximum height in the R-14 is 24 feet (24’) but can be increased up to 32 feet (32’) subject to administrative conditional use permit approval. The proposal is within Airport Safety Zone 3. Of note, the land use application must include a certificate from an engineer or land surveyor, that clearly states that the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace, or the maximum elevation of proposed buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace are required. Elevations shall be determined by an engineer or land surveyor for the second option. The proposal shall meet all applicable requirements in RMC 4-3-020. 900 Grady Way Apartments Page 3 of 10 May 11, 2023 Conformance with building standards would be determined at the time of land use application review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CD zone are: Front yard and secondary front yard: no minimum, Maximum front yard and secondary front yard: 15-ft for buildings or for portions thereof, 25 ft. or less in height and none for that portion of a building over 25 ft in height; Rear and side yard: none, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot (6’) high barrier along the common boundary with an additional five-foot (5’) setback from the barrier. The site plan shows the proposed structure meeting zoning setback standards except for a ground floor portion along the façade abutting S Grady Way. The ground floor angles away from S Grady Way and for an approximately 30-foot (30’) portion is 20 feet (20’) from the property line. Based on the conceptual elevations only the ground floor angles away from S Grady Way with the upper levels cantilevered to the property line. The ground floor cannot be setback more than 15 feet (15’) for the entire length of the front yard. Conformance with setback standards would be determined at the time of land use application review. Landscaping: Within the CD zone, development is subject to RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F6, Parking Lots and RMC 4-4-070P, Maintenance. New buildings and changes in the use of a property trigger landscaping requirements. Frontage improvements on S Grady Way and Williams Ave S will be required as part of the project. Street trees would be required in the landscaping strip as part of the i mprovements. Street trees shall be chosen from the approved City of Renton street tree list. Conformance with landscaping standards would be determined at the time of land use application review. Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, the project would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 900 Grady Way Apartments Page 4 of 10 May 11, 2023 TREE SIZE TREE CREDITS Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of land use application review. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. For outdoor loading areas, screening is not required 900 Grady Way Apartments Page 5 of 10 May 11, 2023 except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or acoustical screening. These provisions may be modified through the site plan development review process, or the modification process for site plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. No mechanical or utility equipment was identified in the submitted materials. Conceptual elevations appear to show extended parapets which may be able to screen roof top mounted equipment depending on size. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Conformance with these requirements would be determined at the time of land use application review. Refuse and Recycling: All new development for multi-family, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, Refuse and Recyclables Standards. For multi-family, a minimum of one and one- half (1.5) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas and a minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval through the site development plan review process, or through the modification process if exempt from site development plan review. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. A minimum of 481.5 square feet shall be provided for recycling and refuse; an interior 551 square feet area is shown on the site plan. It is unclear how the refuse and recycling would be collected. Based on the 107 dwelling units, four (4) collection locations would need to be provided. See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Conformance with these requirements would be determined at the time of land use application review. Access/Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if construction of new buildings or structures occurs. Within the CD zone attached dwellings have a minimum and maximum of 1.0 stalls per unit. One-half (0.50) bicycle parking space per one (1) dwelling unit is required. Standard parking stalls within structured parking shall be a minimum of 15 feet long by eight feet, four inches (8’4”) in width for 90-degree parking. Compact stalls for structured parking shall be a minimum of 12 feet in length and seven feet, six inches (7’6”) in width for 90-degree parking; compact stalls shall account for no more than 50% of stalls. Ninety-degree parking shall have a minimum aisle width of 24 feet. 900 Grady Way Apartments Page 6 of 10 May 11, 2023 Parking is proposed via an on-site parking structure incorporated into the building on the ground floor and second floor. Access would be via a driveway from Williams Ave S. One hundred and seven (107) stalls are proposed which would meet requirements for one (1) stall per unit. Fifty-four (54) bicycle parking stalls are required. A bike storage room is shown on the site plan, but it is unclear if that space would be able to accommodate the number of bicycle stalls required. See RMC 4-4-080, Parking, Loading and Driveway Regulations for full requirements. Conformance with these requirements would be determined at time of land use application review. Lighting: Light fixtures should be non-glare to minimize the impact onto adjacent and abutting properties. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Lighting should include timers or other switches to ensure that lights are extinguished when not in use. The applicant would be required to provide a conceptual lighting plan at the time of formal land use application review. In addition, see the standards found in RMC 4-4-075, Lighting, Exterior On-site. Minimum Standards for Attached Dwelling Units: It is the intent to ensure attached dwelling units are designed to meet minimum standards to reasonably protect the public health, safety and welfare of City residents. Standards within this section apply to all attached dwelling units. The amount of habitable space, as defined by WAC 246-359-010, provided by any attached dwelling unit shall be equal to or greater than the following: Number of Bedrooms Required Amount of Habitable Space 1. Studio (no bedroom) 400 square feet 2. One (1) 600 square feet 3. Two (2) 800 square feet 4. Three (3) 1,000 square feet 5. Four (4) 1,200 square feet Buildings containing four (4) or more attached dwelling units shall provide at least one unit with two (2) or more bedrooms for every four (4) units in the structure. One unit with three (3) or more bedrooms may be provided in place of any two (2) units required to include two (2) bedrooms. In addition to minimum habitable space there are minimum bathroom, kitchen and storage standards that are required to be met. Application materials did not include floor plans. All attached dwelling units shall meet the applicable standards of this section. A minimum of 27 two-bedroom units would be required based on the 107 total units proposed. See RMC 4-4-155, Attached Dwelling Units – Minimum Standards for full requirements. Conformance with these requirements would be determined at the time of land use application review. Urban Design: The project would be subject to RMC 4-3-100, Urban Design Regulations effect at the time of complete application as construction of a new structure and alteration of 900 Grady Way Apartments Page 7 of 10 May 11, 2023 nonconforming structures is an applicable development activity. The proposal is within District A. All new structures trigger urban design regulations. Only conceptual elevations were provided. It appears that the following design requirements may be applicable: • RMC 4-3-100E1: Site Design and Building Location o Building Location and Orientation o Building Entries o Transition to Surrounding Development o Service Element Location and Design • RMC 4-3-100E2: Parking and Vehicular Access o Vehicular Access • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation • RMC 4-3-100E4: Recreation Areas and Common Open Space o Recreation Areas and Common Open Space ▪ At minimum, fifty (50) square feet per unit of common open space and/or recreation areas shall be provided. ▪ At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): • Courtyards, plazas, pea-patches, or multi-purpose open spaces; • Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; • Pedestrian corridors dedicated to passive recreation and separate from the public street system; • Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or • Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. • RMC 4-3-100E5: Building Architectural Design o Building Character and Massing o Ground Level Details ▪ Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited ▪ Any facade visible to the public shall be comprised of at least seventy five percent (75%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). o Building Roof Lines o Building Materials 900 Grady Way Apartments Page 8 of 10 May 11, 2023 • RMC 4-3-100E7: Lighting o Lighting A written narrative of how the project meets applicable Urban Design Regulations would be required with the land use application. Fences/Walls: The location of any fences or retaining walls installed as part of this project must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, Wellhead Protection Area Zone 2 and Seismic Hazard Area: High are mapped on the property. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report would be required because of the new construction. A hydrogeologic study may be required based on the final proposed scope of work. Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with the potential future development. Site plan review is required for all development in the CD zone. Projects which are four (4) stories or 60 feet (60’) in height require a public hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Conditional Use Permit: Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. The following criteria shall be considered in determining whether to issue a conditional use permit to exceed the maximum height allowed when indicated as an option in the development standards for the particular zone: 1. Comprehensive Plan: The proposed height increase shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. 900 Grady Way Apartments Page 9 of 10 May 11, 2023 2. Effect on Abutting and Adjacent Properties: Building heights shall not result in substantial or undue adverse effects on adjacent and abutting property. When a building in excess of the maximum height is proposed adjacent to or abutting a lot with a maximum height less than the subject property, increased setbacks and/or step-backs may be appropriate to reduce adverse effects on adjacent or abutting property. 3. Bulk and Scale: Upper floor step-backs, varied tower heights with separation, and/or other architectural methods shall be integrated into the design to provide a human-scaled building edge along the street with access to sky views. Bulk reduction methods such as varied building geometry, variety in materials, texture, pattern or color, architectural rooftop elements, and/or other techniques shall be provided. 4. Light and Glare: Building(s) shall be designed so that light and glare impacts upon streets, public facilities, and public open spaces are minimized. 5. Shade and Shadow: Building(s) shall be designed so that shade and shadow impacts on adjacent shadow-sensitive uses (e.g., residential, outdoor restaurants, open spaces, and pedestrian areas) are minimized. A Hearing Examiner Conditional Use Permit would be required as the height of the proposal is greater than 44-feet due to the neighboring R-14 zone. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a multi-family residential development with 10 or more dwelling units and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and Environmental Review (SEPA). The application would be reviewed within an estimated time frame of 12 weeks. Based on the 2023 fees in effect at the time of this memo, the total is $10,269.00 ($4,270.00 Hearing Examiner Site Plan Review + $3,710.00 Hearing Examiner Conditional Use Permit + $1,800.00 SEPA + $489.00 Technology Fee (5%) = $10,269.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Notice Requirements: Neighborhood Meeting: A neighborhood meeting is required for projects estimated to have a monetary value equal to or greater than $10,000,000. A required neighborhood meeting shall occur after a pre-application meeting and before submittal of applicable permit applications. The meeting shall be held at a location open to the public and that is in compliance with the Americans with Disabilities Act and can accommodate a reasonable number of neighbors within the notification boundary. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site, unless an alternate meeting location is approved by the Administrator. Full meeting requirements can be found in RMC 4-8-090A Neighborhood Meetings. Public Outreach Signs: Public outreach signs are required for projects estimated to have a monetary value equal to or greater than $10,000,000. The sign shall be erected at the 900 Grady Way Apartments Page 10 of 10 May 11, 2023 approximate midpoint of the site’s street frontage and five feet (5') within the front lot line or as otherwise directed by the Department for maximum visibility. The sign shall not be removed until a temporary certificate of occupancy or a certificate of occupancy is issued. Full public outreach sign requirements can be found in RMC 4-8-090B Public Outreach Signs. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable land use application fees, impact fees would be required. The fee in effect at the time of permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. The 2023 impact fees are as follows however fees in effect at the time of building permit issuance would be applied: • A School Impact Fee based on $3,697.00 (plus a 5% process charge) per each new unit. • A Transportation Impact Fee of $7,550.02 per each new unit. • A Park Impact Fee of $2,222.84 per each new unit. • A Fire Impact Fee of $964.53 per each new unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Expiration: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such an extension. The burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner, at avangordon@rentonwa.gov or (425) 430-7286 for an appointment.