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HomeMy WebLinkAboutEx41_HEX_800_Garden_PPT_230516_v1800 GardenLUA22-000415 Hearing Examiner Public Hearing Clark H. Close, Principal Planner May 16, 2023 Project Location Project Background Project Proposal Perspectives Process to Date Renton Municipal Code Analysis Availability of Public Services Staff Recommendation Presentation Overview 2 SITE Source: Bing Maps –Bird’s eye N 8th St Location 3 Source: COR Maps N 8th StPark Ave N Project Background 4 Generally flat site and mostly impervious surfaces. Vacant one-story retail building (former Fry’s Electronics store) and surface parking lot. Existing improvements to be demolished. Prior to becoming Fry’s -cleared by 1965 and developed as a paved parking lot for Boeing by 1968. Remained as a Boeing parking lot until 2002. Source: Exhibit 16 (Year 1990) N 8th StPark Ave N Project Proposal 5 Requesting master site plan, preliminary planned urban development, and SEPA environmental review to construct 1,179residential units and approx. 48,761 sf of retail space in 3 phases. Start of Construction: P1 –2024, P2 –2029, and P3 –2034. Each phase of construction would last two (2) years. Commercial & Mixed Use (CMU) land use designation Urban Center-2 (UC-2) zoning district. Urban Design District ‘C’ overlay district. City Center Community Planning Area. High Seismic Hazard Areas and Johns Creek -Piped Stream are mapped on the site. City Center Community Planning Area Source: COR Maps Source: Exhibit 2 Site Plan BLDG A BLDG B BLDG C Project Proposal 6 The proposed would include 3 mixed use buildings over 3 phases. Phase 1: Building A –8 stories (approx. 84 feet above level 1 FFE). 696,496 SF with 25,697 SF of ground level commercial space. 419 dwelling units (du). 635 parking stalls. Source: Exhibit 2 Site Plan Garden Ave N N 10th StBLDG A Source: Exhibit 9 Perspectives Project Proposal 7 Phase 2: Building B –7 stories (approx. 74 feet above level 1 FFE). 582,385 SF with 13,195 SF of ground level commercial space. 375 dwelling units (du). 488 parking stalls. Source: Exhibit 2 Site Plan BLDG B Source: Exhibit 9 Perspectives Project Proposal 8 Phase 3: Building C –7 stories (approx. 74 feet above level 1 FFE). 591,702 SF with 9,869 SF of ground level commercial space. 385 dwelling units (du). 490 parking stalls. Source: Exhibit 2 Site Plan BLDG C Source: Exhibit 9 Perspectives Building A -SW Perspective 9Sources: Exhibit 9 Perspectives and Exhibit 10 Exterior Elevations Building B -NW Perspective 10Sources: Exhibit 9 Perspectives and Exhibit 10 Exterior Elevations Building C -SW Perspective 11Sources: Exhibit 9 Perspectives and Exhibit 10 Exterior Elevations Building 3 -SW Perspective Source: Exhibit 5 Landscape Plans 12 Process to Date 13 Neighborhood Meeting Feb. 22, 2022 Acceptance/ Complete Dec. 14, 2022 and Jan. 3, 2023 Environmental ‘ SEPA’ Review DNS-M April 18, 2023 Staff Recommendation to HEX May 9, 2023 Public Hearing Today RMC Analysis 14 The proposal is: Consistent with relevant Comprehensive Plan Land Use policies. Compliant with all relevant zoning regulations and design district standards if all conditions of approval are complied with. Complies with master plan and critical areas regulations if all conditions of approval are complied with. There are safe walking routes to the school bus stop. Adequate public services and facilities to accommodate the proposed development. RMC Analysis 15 The proposal is: Compliant with planned urban development applicability standards, decision criteria analysis, and development standards if all conditions of approval are complied with. Through the PPUD application the applicant is proposing to modify a number of development regulations: Development Standards: Varied building setbacks on Garden Ave N and N 8th St Structured Parking Garages: Orient retail uses toward Garden Ave N and allowing limited lobby and parking structure space along the frontage width of N 8th St. Pedestrian Amenities: With limited ground floor commercial uses along N 8th St, allowing corresponding limited pedestrian overhead weather protection along the south street facing elevation of Building C in Phase 3. Ground level detail: Allowing limited transparent windows and/or doors for the portion of the ground floor façade that is between 4’ & 8’ above the ground on N 8th St. RMC Analysis, cont. 16 Through the PPUD application the applicant is proposing to modify a number of development regulations: Street Frontage Landscaping Required: Associated with the requested building setback modification. Where buildings are not located, landscaping includes a mixture of trees, shrubs, groundcover, and hardscape. Tandem Parking: Supportive of the requested 20 tandem parking stalls per phase. Commercial Area Requirements: With the retail/grocery ready space allow Phase 2 –12% and Phase 3 –9.4% of the required 20% gross commercial floor area of the building footprint. Eliminate private balconies/patios in the interior corner units to maximize the amount of natural light and ventilation to courtyard units. Availability of Public Services 17 Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development. Fire protection would be provided by RRFA. It is anticipated that the Renton School District can accommodate any additional students at the following schools: Hazelwood Elementary School, Risdon Middle School, and Renton High School. Water and sewer service is provided by the City of Renton. Source: hazelwood.rentonschools.us Source: Google Maps Source: rentonhs.rentonschools.us Availability of Public Services 18 Preliminary Technical Information Report (TIR) prepared by KPFF Consulting Engineers -treat new pollution-generating impervious surfaces using a series of proprietary water quality vaults designed to provide enhanced water quality treatment. Storm drainage improvements would comply with the current version of the City of Renton Surface Water Design Manual (SWDM). School, Park, Transportation, and Fire Impact Fee would be required. Recommendation 19 Staff recommends approval of the 800 Garden Master Site Plan and Preliminary Planned Urban Development application, File No. File No. LUA22-000415, ECF, SA-M, PPUD, subject to 24 conditions of approval.