HomeMy WebLinkAboutPRE23-000179 (CA Arsh Mixed Use) Meeting SummaryDEPARTMENT 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
Arsh Mixed Use
151 Sunset Blvd N Renton, WA 98057
PRE23-000179
June 22, 2023
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies 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:June 22, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Arsh Mixed Use
1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required. One
within 150-feet and one other within 300-feet of the building. Hydrants are required within
50-feet of all fire department connections for standpipes and sprinkler systems. Only one
existing hydrant meets these requirements. The existing 6-inch water main is too small to
support additional fire hydrants and cannot provide the minimum fire flow required. New
water main extensions may be required.
2. Approved fire sprinkler, fire standpipes and fire alarm systems are required throughout the
building. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm
systems are required to be fully addressable and full detection is required. Separate plans
and permits required by the fire department.
3. Fire impact fees are applicable at the rate of $964.53 per residential unit, $0.26 per square
foot for office space, $1.25 per square foot for retail and no charge for parking garage area.
Credit is given for the demolished buildings. This fee is paid at the time of building permit
issuance.
4. Fire department apparatus access roadways are adequate from the existing city streets.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 22, 2023
June 20, 2011
TO:Clark Close, Principal Planner
FROM:Yong Qi, Civil Engineer III
SUBJECT:Arsh Mixed Use Building
151 Sunset Blvd N, Renton, WA
PRE23-000179
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 No:
1723059074. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The project is within the City of Rentons water service area in the Valley 196 Pressure Zone.
2. The site falls within Zone 1 of the Aquifer Protection Area.
3. There is an existing 16-inch water main located on Bronson Way N that can deliver a maximum
flow capacity of 5,500 GPM (see Water Plan W-112101). There is an existing 6-inch water main
located in Sunset Blvd. N that can deliver a maximum flow capacity of 1,000 GPM (see Water
Plan W-198203). The static pressure is about 65 psi at ground elevation of 44 feet. There is an
existing 1-inch domestic water service and meter to the subject property.
4. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the fire flow demand for the proposed
development is 1,500 gpm including the use of an automatic fire sprinkler system.
5. In order to provide water service for domestic and fire protection to the development, the
following water main improvements will be required, including and not limited to:
a. Installation of 12-inch water main extension (approximately 240 feet) along the property
frontage on Sunset Blvd N with a connection to the existing 16-inch water main in Bronson
Way N.
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June 22, 2023
b. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance
between sanitary and storm utilities. Clearance is measured from outside edge to outside
edge of pipe.
c. A 15-foot-wide public water easement is required for any public water main, hydrants and
water meters located outside of City Right of Way.
d. Installation of additional fire hydrants as required by the Renton Regional Fire Authority
(RRFA) to meet development standards.
e. Installation of domestic water meter is required for the building. The sizing of the meter and
of the private service line to the building shall be in accordance with the most recent edition
of the Uniform Plumbing Code (UPC).
f. A reduced-pressure backflow prevention assembly (RPBA) is required for water meters
serving commercial/industrial use. The RPBA shall be installed inside an above-ground
heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the
building if a drainage outlet for the relief valve is provided, and the location is pre-approved
by the City Plan Reviewer and City Water Utility Department.
g. Installation of a fire sprinkler stub and backflow prevention assembly (DDCVA) for the
building fire sprinkler system. The sizing of 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 360.2. The DDCVA
may be installed inside the building if it meets the conditions per City 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.
h. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. 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 K
of the Citys 2021 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Retaining
walls, rockeries or similar structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
8. The development is subject to applicable water system development charges (SDCs) fee and
meter installation fees based on the number and size of the meters for domestic uses and for
fire sprinkler use. The development is also subject fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2023 Development Fees Document on the Citys
website. Fees will be charged based on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch meter is
$24,250.00, and a 2-inch meter is $38,800.00.
b. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
c. Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter,
and $950.00 for a 2-inch meter.
d. Credit will be applied to the 1-inch existing service if abandoned.
Arsh Mixed Use Building_PRE23-000179 Page 3 of 6
June 22, 2023
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance. The full fee
schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
SEWER COMMENTS
1. Sewer service is provided by City of Renton.
2. There is an existing 15 concrete gravity wastewater main located within the Alley along the west
property line (Record Dwg: S-006001), which shall be protected during the construction of the
subject project.
3. The project site is currently served by an existing sewer stub connecting to the 15 sewer main,
and no record drawing is available. Prior to building demolition, the existing side sewer shall be
cut and capped after a detailed survey and dye test.
4. The applicant will need to show how they propose to serve the new development with sanitary
sewer service to the mixed-use buildings. The existing sewer stub shall be evaluated before
connecting to the new building. All new side sewers and sewer stubs shall conform to the
standards in RMC 4-6-040 and City of Renton Standard Details.
5. All wastewater from the proposed parking structure shall be routed through a City approved
oil/water separator prior to discharge into the sewer main.
6. If proposed, any commercial kitchen will require a grease trap/grease interceptor.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the domestic water meters to serve the project. Current fees can
be found in the 2023 Development Fees Document on the Citys website. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2 inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
c. Credit will be applied for the existing side sewer service if abandoned.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton.
SURFACE WATER
1. There is an existing 12-inch storm water main located along the property frontage (see Storm
Plan R-25570A).
2. Refer to Figure 1.1.2.A Flow Chart in the 2022 City of Renton Surface Water Manual (2022
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. Based on the Citys flow control map, the site
falls within the Citys Peak Rate Flow Control Standard (Matching Existing Conditions).
3. This project is located within the City of Renton Aquifer Protection Area zone 1. Within this
zone, open facilities (such as bioretention), open conveyance systems, and on-site BMPs that
rely on infiltration are prohibited.
4. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
Arsh Mixed Use Building_PRE23-000179 Page 4 of 6
June 22, 2023
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the 2022 RSWDM. 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. Special inspection from the
building department is required.
6. 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.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
civil construction permit.
8. Critical areas on site that may affect stormwater review include seismic hazard areas.
9. A geotechnical report for the site is required and shall be submitted with the land use
application. The report should include information concerning the soils, geology, drainage
patterns and vegetation present shall be presented to evaluate the drainage, erosion control
and slope stability for site development. The applicant must demonstrate the development will
not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff.
10. Erosion control measures to meet the City requirements shall be provided.
11. All work proposed outside of the applicants property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
13. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022
will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for
information regarding project vesting.
14. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The 2023 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton
TRANSPORTATION COMMENTS
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the Citys
Complete Streets Standards.
a. Sunset Blvd. N is a Principal Arterial with 7 lanes, the existing right-of-way (ROW) width
varies. To meet the Citys complete street standards for Principal Arterial streets, minimum
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June 22, 2023
ROW width is 125 feet. Per City code 4-6-060, half street improvements shall include a
pavement width of 88 feet, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-
foot clear space at back of walk, street lighting, street trees and storm drainage
improvements.
i. The Transportation Division current has no plans to widen Sunset Blvd. N. Development
Engineering would support a modification request by the Applicant to provide the
following modified street improvements on Sunset Blvd. N: Retain the existing
pavement width, install a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-
foot clear space at back of walk, street lighting, street trees and storm drainage
improvements. Provide dedication as necessary, pending field survey. These
requirements may change depending on the Traffic Impact Analysis that will be
provided by the Applicant when submitting for a Land Use Application.
b. Bronson Way N is a Principal Arterial with 7 lanes, the existing right-of-way (ROW) width
varies. To meet the Citys complete street standards for Principal Arterial streets, minimum
ROW width is 125 feet. Per City code 4-6-060, half street improvements shall include a
pavement width of 88 feet, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-
foot clear space at back of walk, street lighting, street trees and storm drainage
improvements.
i. The Transportation Division current has no plans to widen Bronson Way N. Applicant
shall retain the existing pavement width, install a 0.5-foot curb, an 8-foot planting strip,
an 8-foot sidewalk, 2-foot clear space at back of walk, street lighting, street trees and
storm drainage improvements. Provide dedication as necessary, pending field survey.
These requirements may change depending on the Traffic Impact Analysis that will be
provided by the Applicant when submitting for a Land Use Application.
ii. The proposed development fronts a public alley along the west property line. Existing
right-of-way (ROW) width is 16 feet. Commercial Alley standards per RMC 4-6-060
require a 16-foot paved width.
2. Refer to City code 4-4-080 regarding driveway regulations.
3. 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. Driveway locations
may need to be adjusted to accommodate the required access ramps.
4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration shall comply with the Citys Trench Restoration and Overlay
Requirements.
6. Street lighting and 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.
7. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal.
If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact
analysis will be required.
8. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2023 transportation impact fee for net new pm peak
hour person vehicle trips is $8,031.94 per trip.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
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June 22, 2023
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. 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 fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000179
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 22, 2023
TO:Pre-Application File No. 23-000179
FROM:Clark H. Close Principal Planner
SUBJECT:Arsh Mixed Use 151 Sunset Blvd N (APN 1723059074)
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, Development Services Director, Development
Engineering 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 the intersection of Bronson Way N and Sunset
Blvd N at 151 Sunset Blvd N (APN 1723059074). The project site totals 24,250 square feet (0.56
acres) in area and is zoned Commercial Arterial (CA). The applicant proposes to develop the
property by constructing a 5-story mixed use building with 17 apartment units, 12,881 square feet
of office, and 6,070 square feet of ground floor commercial retail space. The residential units
would range in size from 720 square feet to 1,089 square feet. The building would include 31,102
square feet of at-grade or above grade structured parking for 55 vehicles. In addition, four (4)
surface parking spaces are proposed to the south of the building. An elevator would provide for
building access between floors. Access to the site is proposed to be provide from Bronson Way N
and Sunset Blvd N. According to City of Renton (COR) Maps, the site contains high seismic hazard
areas and is located within the Downtown Wellhead Protection Area Zone 1.
Current Use: Currently the site is occupied with a restaurant, proposed for removal.
1.Zoning /Land Use Designation, and Overlays: The property is located within the Commercial
Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and
Urban Design District D. Commercial & Mixed Use designations are place areas with
established commercial and office areas near principle arterials. Residential uses are allowed
as part of mixed-use developments, and support new office and commercial development
that is more intensive than what exists to create a vibrant district and increase employment
opportunities. The intention of this designation is to transform strip commercial development
into business districts through the intensification of uses and with cohesive site planning,
landscaping, signage, circulation, parking, and the provision of public amenity features. The
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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CA Zone provides for a wide variety of retail sales, services, and other commercial activities
along high-volume traffic corridors. Residential uses may be integrated into the zone through
mixed-use buildings. Retail sales, office, and attached dwelling flats are permitted uses
within the CA zone. Attached dwelling units are permitted uses in the CA zone provided the
buildings are mixed use with ground-floor commercial. In addition, the vertically mixed-use
building must have at two (2) residential stories above ground floor commercial along any
street in the CA zone. Within the CA zone, any development wherein dwelling units are
proposed shall provide a minimum of 40% of gross commercial floor area equivalent to a
percentage of the building footprint of all buildings on site containing residential dwelling
units. At a minimum, the development shall include ground floor commercial space along any
street frontage in conformance with the following standards: a) a minimum average depth of
thirty feet (30’) and no less than twenty feet (20’) at any given point; b) a minimum floor-to-
ceiling height of eighteen feet (18’), and a minimum clear height of fifteen feet (15’) unless a
lesser clear height is approved by the Administrator; c) ADA compliant bathrooms (common
facilities are acceptable); d) a central plumbing drain line; and e) a grease trap and a
ventilation shaft for a commercial kitchen hood/exhaust.
For vertically mixed-use buildings, the faade necessary for interior entrances, lobbies, and
areas/facilities developed for the exclusive use of the buildings residents, or their guests
(lobby facade for the purposes of this Section), is limited to thirty five percent (35%) of the
overall facade along any street frontage or the primary faade. The Administrator may allow
the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space
exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby
facade is generally proportional to the increased depth of commercial space.
Commercial uses in residential mixed-use developments are limited to retail sales, on-site
services, eating and drinking establishments, taverns, daycares, preschools, indoor
recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with
tasting rooms, general offices not located on the ground floor, and similar uses as determined
by the Administrator.
The ground floor consists of approximately 6,070 square feet of commercial space with a
minimum average depth of thirty feet (30’) and no less than twenty feet (20’) at any given
point and proposed 20-foot floor height between floor 1 and floor 2. The balance of the
ground floor consists of structured parking (14 stalls), a vehicle ramp within the garage to
the second floor, elevators, and stairs.
2.Development Standards: The project would be subject to RMC 4-2-120A, Development
Standards for Commercial Zoning Designations effective at the time of complete application
(noted as CA standards herein).
Density The minimum net residential density in the CA zone is 20 dwelling units per net acre.
The maximum net residential density is 60 dwelling units per net acre in the City Center
Community Planning Area. The area of public and private streets and critical areas would be
deducted from the gross site area to determine the net site area prior to calculating density.
The gross density of the site is 0.56 acres. The applicant is proposing 17 new dwelling units or
30.4 dwelling units per gross acre (17 du / 0.56 ac = 30.4 du/ac). The applicant would be
required to submit a Density Worksheet and demonstrate compliance with the net density
requirements of the zone at the time of formal application.
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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Minimum Lot Size, Width and Depth The minimum lot size in the CA zone is 5,000 square
feet. There are no minimum requirements for lot width or depth within the CA zone at this
location. No changes are proposed to the existing commercial arterial lot, other than any
required right-of-way dedications along the public street frontages (Bronson Way N and
Sunset Blvd N).
Submitted plans would need to show compliance with the required lot size and dimensional
standard with the land use application.
Setbacks Setbacks are the distance between the building and the property line or any private
access easement or tract. Setback requirements in the CA zone are as follows:
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft.
Maximum Secondary Front Yard 20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot
zoned residential
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in RMC
4-11-030.
The project site is generally surrounded by similarly zoned commercial arterial properties. The
project would be subject to 15-foot front yard and secondary front yard setback. Based on
the submitted drawings, the project appears to maintain a 15-foot front yard setback on
Sunset Blvd N and Bronson Way N, a 10-foot building setback along the alley to the east
property line, and a zero-foot side setback along the north property line. It is the applicants
responsibility to demonstrate compliance with building setbacks at the time of formal
application.
Gross Floor Area There is no minimum requirement for gross floor area.
Building Height Maximum building height in the CA zone is 50 feet, except 70 feet for
vertically mixed use buildings (commercial and residential). Heights may exceed the Zones
maximum height with a Conditional Use Permit. In no case shall building height exceed the
maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within
the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The
proposed 5-story building is proposed to be 63-6, which complies with the maximum
building height for vertically mixed use buildings. The final building height and coverage
requirements would be verified at the time of formal application.
The project site is located in the airport influence area and the safety combability overlay zone
6 Traffic Pattern Zone. It is the applicants responsibility to submit a certificate or
maximum elevation stating the building would not penetrate FAR Part 77 at the time of
formal application. In addition, recording of disclosure notices and avigation easements
would be required.
Maximum Lot Coverage for Buildings The CA zone allows a maximum building coverage of
65 percent, or 75 percent if parking is provided within a building or within an on-site parking
garage. The parking is proposed to be structured parking only. It is estimated that the building
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coverage is approximately 62.4 percent of the lot area (15,134 square feet / 24,250 square
feet = 62.4%). It is the applicants responsibility to demonstrate compliance with building
coverage requirements at the time of formal application.
Screening Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening (see RMC 4-4-095).
Attached Dwelling Units Minimum Standards 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. See RMC 4-4-155 for additional bathroom, kitchen, and storage standards. It is
the applicants responsibility to demonstrate compliance with attached dwelling units
minimum standards at the time of formal application.
3.Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC
4-4-090, Refuse and Recyclables Standards.
In retail development a minimum of five (5) square feet per every one thousand (1,000) square
feet of building gross floor area shall be provided for recyclables deposit areas and a minimum
of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet
shall be provided for recycling and refuse deposit areas in retail development.
In office development, a minimum of two (2) square feet per every one thousand (1,000)
square feet of building gross floor area shall be provided for recyclables deposit areas and a
minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor
area shall be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
In multi-family residential development, a minimum of one and one-half (1-1/2) square feet
per dwelling unit shall be provided for recyclables deposit areas, except where the
development is participating in a City-sponsored program in which individual recycling bins
are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be
provided for refuse deposit areas. Architectural design of the enclosures shall be consistent
with the design of the primary building.
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Based on 17 apartment units, 12,881 square feet of office, and 6,070 square feet of ground
floor commercial retail space, a collection area of approximately 245 square feet would be
required for a refuse and recycling enclosure. The site plan did not identify a refuse and
recycling enclosure area(s). Compliance with the refuse and recycling standards would be
reviewed with the land use application.
4.Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover.
Street Frontage Landscaping The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and
shall contain trees, shrubs, and landscaping.
Perimeter Parking Lot Landscaping All parking lots shall have perimeter landscaping at least
10 feet in width measured from the street right-of-way (ROW). Within this perimeter screen
trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of
street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in
quantities that will provide at least 90 percent (90%) coverage within 3 years of installation.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan and landscape analysis meeting the
requirements in RMC 4-8-120D.12, shall be submitted at the time of Site Plan application
submittal.
5.Significant Tree Retention: Application materials identify 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, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 9 caliper inches 4
Preserved tree 10 12 caliper inches 5
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TREE SIZE TREE CREDITS
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-
130H.1.e 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 credit worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
6.Fences/Retaining Walls: If the applicant intends to install any fences as part of this project,
the location must be designated on the landscape plan. A wall taller than four feet requires a
building permit. Fences up to six-feet in height are permitted in the rear yard and side yard;
fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear
vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of
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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. New or existing fencing would need to
comply with the fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall
be a minimum three-foot (3’) landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences and retaining walls.
7.Parking: Parking for residential units in the CA zone must be enclosed within the same
building as the unit it serves (RMC 4-2-120A). Market rate attached dwelling units in the CA
zone must provide a minimum of one (1) parking space per dwelling unit, up to a maximum
of 1.75 per dwelling unit is allowed. Office must provide a minimum of 2.0 per 1,000 square
feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor
area. Retail sales must provide a minimum and maximum of 2.5 per 1,000 square feet of net
floor area. See RMC 4-4-080F.10.d for parking lot design standards.
A total of 59 parking stalls were identified in the site plan. Together the 17 residential units,
12,881 square feet of office, and 6,070 square feet of ground floor commercial retail space
would require between 58 and 103 parking spaces. The proposed 59 parking spaces falls
within the required parking space range. Further compliance with the parking standards
would be reviewed with the land use application.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking
spaces are a minimum of eight feet, four inches (8’4") in width and a minimum of fifteen feet
(15’) in length. Compact structured stalls are a minimum of seven feet, six inches (7’6") in
width and a minimum of twelve feet (12’) in length. Compact parking spaces shall not account
for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way
traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to
provide a detailed parking plan with measurements at the land use application.
The proposal would be required to provide bicycle parking based on 10 percent (10%) of the
required number of off-street vehicle parking spaces for the commercial uses and one-half
(0.5) bicycle parking spaces per one (1) attached dwelling unit. Each bicycle parking space
shall be at least two feet (2’) by six feet (6’), with no less than an overhead clearance of seven
feet (7’). Bicycle parking shall be provided for secure extended use and shall protect the entire
bicycle and its components and accessories from theft and weather. Acceptable examples
include bike lockers, bike check-in systems, in-building parking, and limited access fenced
areas with weather protection. For attached dwellings, spaces within the dwelling units or on
balconies do not count toward the bicycle parking requirement. However, designated bicycle
parking spaces within individual garages can count toward the minimum requirement. Bicycle
parking shall be conveniently located with respect to the street right-of-way and must be
within fifty feet (50’) of at least one main building entrance, as measured along the most direct
pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific
bicycle parking standards. Compliance with all parking regulations would be verified at land
use review.
8.Access/Driveways: Access to parking lots and garages shall be from alleys. Driveway location,
spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. Proposed
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access to the development is from Sunset Blvd N and Bronson Way N via the existing alley.
The final access location, spacing, and widths would be determined through Site Plan
Review.
Vehicular Connection A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of parking
stalls, but is not allowed between a building and a public street.
9.Urban Design Regulations: Compliance with Urban Design Regulations, District D, is
required. The land use application shall provide a written narrative to identify how the
project meets each applicable urban design regulation. Please refer the standards in their
entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and
standards outlined in the regulations.
Buildings shall be oriented to the street with clear connections to the sidewalk.
Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least 4.5
feet wide along at least 75 percent (75%) of the length of the building facade facing a
street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet
above ground level.
In addition to standard enclosure requirements, garbage, recycling collection, and utility
areas shall be enclosed on all sides, include a roof and be screened around their perimeter
by a wall or fence and have self-closing doors. Service enclosures shall be made of
masonry, ornamental metal or wood, or some combination of the three.
Parking shall be located so that no surface parking is located between the building and
the front property line and the building and the side property line along a street. Parking
shall be located so that it is screened from surrounding streets by buildings, landscaping,
and/or gateway features as dictated by location.
A pedestrian circulation system of pathways that are clearly delineated and connect
buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided. Pathways within parking areas shall be provided and
differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers)
from abutting paving materials. The pathways shall be perpendicular to the applicable
building faade and no greater than 150 feet apart. Permeable pavement pedestrian
circulation features shall be used where feasible, consistent with the Surface Water
Design Manual.
All mixed use residential and attached housing developments of ten (10) or more dwelling
units shall provide common open space and/or recreation areas at minimum, fifty (50)
square feet per unit and the location, layout, and proposed type of common space or
recreation area shall be subject to approval by the Administrator.
Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at faades along streets, shall be provided. Amenities such
as outdoor group seating, benches, transit shelters, fountains, and public art shall be
provided.
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All building faades shall include modulation or articulation at intervals of no more than
40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in
width.
Any faade visible to the public shall be comprised of at least 50 percent (50%)
transparent windows and/or doors for at least the portion of the ground floor facade that
is between 4 feet and 8 feet above ground.
At least one of the following elements shall be used to create varied and interesting roof
profiles: extended parapets; feature elements projecting above parapets; projected
cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines
for examples.
All buildings shall use material variations such as colors, brick or metal banding, patterns
or textural changes. Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry, pre-
finished metal, stone, steel, glass and cast-in-place concrete.
Pedestrian-scale lighting shall be provided at primary and secondary building entrances.
Examples include sconces on building facades, awnings with down-lighting and decorative
street lighting.
10.Critical Areas: The project site is mapped within zone 1 of a wellhead protection area and a
seismic hazard area. Due to the presence of geological hazards, a geotechnical study may be
required at the time of building permit application. The study shall specifically address if the
proposal will not increase the threat of the geological hazard to adjacent or abutting
properties beyond pre-development conditions; and the proposal will not adversely impact
other critical areas; and the development can be safely accommodated on the site. It is the
applicants responsibility to determine whether any other critical areas are present on the
site prior to formal land use application.
11.Environmental Review: The proposal would be subject to Environmental (SEPA) Review as
the proposal includes the construction of a new mixed use building that would be in excess of
4,000 square feet.
12.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. 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 area. Site
plan review ensures quality development consistent with 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 potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3.
13.Permit Requirements: The proposed project would require Hearing Examiner Site Plan
Review and Environmental (SEPA) Review. All land use permits would be processed within an
estimated time frame of 12 weeks. The 2023 application fees are as follows: Hearing Examiner
Site Plan Review is $4,270 and SEPA Review (Environmental Checklist) is $1,800. A 5%
technology fee would also be assessed at the time of land use application. All fees are subject
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to change. Detailed information regarding the land use application submittal can be found on
the Citys Permit Center website. The City now requires electronic plan submittal for all
applications.
In addition to the required land use permits, separate construction and building permits
would be required.
14.Public Information Sign: Public Information Signs are required for all Type II and Type III 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.
15.Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required
for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-
application meeting and before submittal of applicable permit applications. The public
meeting shall be held within Renton city limits, at a location no further than two (2) miles
from the project site.
16.Public Outreach Sign: Planned urban development projects require the applicant to install a
public outreach sign. Public outreach signs are intended to supplement information provided
by public information signs by allowing an applicant to develop a personalized promotional
message for the proposed development. The sign is also intended to provide the public with
a better sense of proposed development by displaying a colored rendering of the project and
other required or discretionary information that lends greater understanding of the project.
17.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2022 impact fees are as follows:
A Fire impact fee $964.53 per new multi-family dwelling unit, $1.25 per square foot for
retail, and $0.26 per square foot for office;
A transportation impact fee would be based on the land use. For example the multi-family
residential impact fee is $7,550.02 per new multi-family dwelling unit, $16.39 per square
foot for office, or $8,031.94 per net new PM Peak Hour Person Vehicle Trip;
Renton School District Impact Fee $3,697.00 per new multi-family dwelling unit (+5%
administrative fee); and
Parks Impact Fee currently assessed at $2,222.84 per new multi-family dwelling unit (5 or
more units).
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A handout listing all of the Citys Development related fees is available for your review at https://
edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton.
18.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
19.Expiration: Once the Site Plan application has been approved, the applicant has two years to
comply with all conditions 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. It is the applicants responsibility to monitor the expiration dates.
SITE PLAN NOTESAPN: 1723059074OWNER:1.THERE IS AN AVAILABLE PUBLIC WATER SYSTEM.2. THIS IS NOT A LEGAL SURVEY. PROPERTY DESCRIPTION INFORMATION ON THIS SHEET FOR GENERAL USE ONLY.3. PROVIDE POSITIVE DRAINAGE AWAY FROM PERIMETER OF BUILDING, MINIMUM SLOPE 2% FOR 10' MIN. AWAY FROM BLDG.4. SLOPE ALL CONCRETE 1% UNLESS NOTED OTHERWISE.5. CONNECT UTILITY EXTENSIONS TO EXISTING UTILITIES. CONTRACTOR TO VERIFY LOCATIONS OF EXTENSIONS.6. LIMITS OF CONSTRUCTION, STORAGE AREA, & VEGETATION OF CONCERN TO BE COORDINATED W/OWNER OR ARCHITECT7. FOR REMAINING SITE INFORMATION REFER TO CIVIL DRAWINGSN 23° 59'-07" E 272.63'N 66° 00'-33" W 129.57'N 66° 00'-33" W 4.36'N 31° 58'-52" E 127.87'L=186.36'Δ32° 32'-39"R=328.10' TRASHPARCEL 172305907425,058 SF0.58 AC464444(E) BLDG.(E) WOOD TRELLISFENCECONC. DRIVEWAY(E) PARKING(E) PARKING(E) WALKWAY(E) WALKWAY(E) WALKWAY(E) PLANTER(E) PLANTER(E) PLANTER(E) PLANTER(E) PLANTER(E) PLANTER(E) BRICK PLANTERWOOD WALLRET. WALLRET. WALLRET. WALLRET. WALL(E) ASPHALT PAVEMENTGATEWOOD WALLS W/ CONC. COLSCONC. PLANTERSUNSET BLVD NFENCESETBACK15' - 0"NEW MIXED USE BUILDING(N) SITE ACCESS(E) ALLEYPARKING18192021N 23° 59'-07" E 272.63'N 66° 00'-33" W 129.57'N 66° 00'-33" W 4.36'N 31° 58'-52" E 127.87'L=186.36'Δ32° 32'-39"R=328.10' (E) WALKWAYSUNSET BLVD N(E) ASPHALT PAVEMENT TO REMAIN46444423' - 6"LOADING10' - 0"1" = 20'-0"1SITE PLAN - EXISTINGDRAWNDATESHEET2022 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC2911 1/2 HEWITT AVE, SUITE 2, EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COMC5/16/2023 5:44:41 PMMAHA1.1151 SUNSET BLVD N RENTON, WA 98057ARSH MIXED USENOT FOR CONSTRUCTIONxxxx-xxNORTH1" = 20'-0"2PROPOSED SITE PLAN
STAIRSTAIRSCOMMERCIALELEV24' - 0"RAMP UPSLOPE: 15% 56' - 6"12345HC24' - 0"8' - 4"8' - 4"8' - 4"HC7910127' - 6"6,070 SFNEW MIXED USE BUILDINGGROUND FLOOR -6,070 SFOFFICE - 12,881 SFRESIDENTIAL -15,997 SFTOTAL CONDITIONED AREA -34,948 SF17 RESIDENTIAL UNITS.PARKING -31,102 SF.TOTAL GROSS AREA -66,050 SFVERIFY ALLEY SPACE REQUIREMENTSACCESS ALL COMMERCIAL FROM STREET SIDE PER RENTON CODESITE ACCESSALLEYPARKING90.00°24' - 0"15' - 0"5' - 0"15' - 0"29' - 0"151617189' - 0"MAX. BLDG. HT. = 70'DISTANCE BETWEEN FLOORSPKG. 1 -PKG. 2:20'PKG 2 -OFFICE12'OFFICE -RES 110'-6"RES 1 -RES 210'-6"RES 2 -BOT OF ROOF STUCT.10'-6"TOTAL BUILDING HEIGHT63'-6"MAXIMUM BUILDING HEIGHT70'9' - 0"CODE / PARKING:COMMERCIAL - RETAIL -2.5/1000 -6,070 SF = 15.18 (16 SPACES REQ)DENSITY -40% MIN. OF GROUND FLOOR 15,159 x 40% = 6,064 SF MIN.OFFICE, GENERAL -2.0/1000 SF (MAX. 4.5/1000 ) -12,881 SF = 25.76 (26 SPACES REQ)RESIDENTIAL -1 SPACE PER UNIT (MUST BE WITHIN BUILDING) -17 SPACES = 17 UNITS. DENSITY REQ. MIN -20/AC = 11 UNITS MAX -60/AC = 33 UNITSREQUIRED PARKINGRETAIL: 16 SPACESOFFICE: 26 SPACESRESIDENTIAL: 17 SPACES TOTAL REQUIRED: 59 SPACESTOTAL PROVIDED: 59 SPACES15' - 0"C----CC81113C14SLOPE: 15% 6STAIRS24' - 0"RAMP UPSLOPE: 15% 80' - 0"1418' - 4"8' - 4"8' - 4"8' - 4"7' - 6"7' - 6"7' - 6"CCCSTORAGE4' - 0"24' - 0"234567891015161718212223262728293031323334355 ' - 0 5 7 /64 "7' - 6"7' - 6"7' - 6"2425CCC7' - 6"8' - 0"8' - 0"8' - 0"8' - 4"8' - 4"8' - 4"15' - 0"HCHC8' - 0"9' - 0"STAIRELEVCCCCCC111213CCC1920363738394041DRAWNDATESHEET2022 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC2911 1/2 HEWITT AVE, SUITE 2, EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COMC5/16/2023 5:44:41 PMMAHA2.0151 SUNSET BLVD N RENTON, WA 98057ARSH MIXED USENOT FOR CONSTRUCTIONxxxx-xx1" = 20'-0"1FIRST LEVEL COMMERCIAL / PARKING1" = 20'-0"2SECOND LEVEL PARKING
WALL LEGEND(N) EXTERIOR WALL -EXISTING TO REMAIN U.N.O.(N) INTERIOR WALL -3-5/8" MTL. STUDS @ 16" O.C. W/ 5/8" GYP. BD. EA. SIDE AND SOUND BATT INSUL. BTWN.USE 6" MTL. STUDS WHERE NEC. FOR PLUMBINGFLOOR PLAN NOTES1. ALL DIMENSIONS ARE FROM FACE-OF-STUD TO FACE-OF-STUD, AND FACE-OF-BLOCK TO FACE-OF-BLOCK (U.N.O.)2. ALL LUMBER RECOMMENDED TO BE FOREST STEWARDSHIP COUNCIL CERTIFIED DOUGLAS FIR #2 OR BETTER (U.N.O.)3. ALL FINISH MATERIALS NOT SPECIFIED TO BE COORDINATED WITH OWNER AND/OR ARCHITECT.4. PROVIDE SOLID BLOCKING BEHIND ALL FIXTURES AND WALL MOUNTED ACCESSORIES.5. ANY WALLS THAT ARE MODIFIED, REPLACE GYP.BD. W/ 5/8" TYPE 'X' GYP.BD.6. WHERE (E) STUD WIDTHS VARY FROM NEW WALL TYPE STUD WIDTH, MATCH (E) STUD WIDTH.7. PROVIDE WALL & FLOOR STOPS AT DOORS AS REQUIRED.8. (E) WALLS REQUIRING OPENINGS TO BE INFILLED SHALL MATCH (E) CONSTRUCTION & FIRE RATING.9. ALL PLYWOOD SHEATHING RECOMMENDED TO BE FOREST STEWARDSHIP COUNCIL CERTIFIED (U.N.O.).STAIRSOFFICE SPACE12,881 SF6 ' - 0 "4706 SF7400 SF775SF6' - 0"STAIRELEVFOURTH FLOORUNITS: 8,383 SFCORRIDOR: 2,288 SFTOTAL INSIDE: 10,671 SFWINDOW AREA 45%WINDOW AREA 45%1 5 ' - 6 2 7 /6 4 "WINDOW AREA 0%STAIRS1,005 SF22' - 0"12' - 0"6' - 0"780 SF14' - 0"11' - 0"1,005 SF12' - 0"12' - 0"6' - 0"7201,005 SF1,005 SF18' - 0"12' - 0"1,089 SF1,005 SF23' - 0"31' - 10 7/8"2 0 ' - 0 7 /1 6 "18' - 0"12' - 0"9' - 0"14' - 0"15' - 0"6' - 0"29' - 0"2 9' - 0 "3 ' - 0 "2,288 SF17' - 0"30' - 0"17' - 0"6' - 0"STAIRELEV769 SFSTAIRS1,005 SF22' - 0"780 SF14' - 0"11' - 0"1,005 SF12' - 0"12' - 0"7201,005 SF1,005 SF18' - 0"12' - 0"1,005 SF18' - 0"12' - 0"9' - 0"14' - 0"15' - 0"6' - 0"FIFTH FLOORUNITS: 7,614 SFCORRIDOR: 2,288 SFTOTAL INSIDE: 9,902 SF2,288 SF39' - 0"42' - 0"25' - 0"17' - 0"24' - 0"30' - 0"1,089 SF----STAIRELEVDECKDRAWNDATESHEET2022 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC2911 1/2 HEWITT AVE, SUITE 2, EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COMC5/16/2023 5:44:42 PMMAHA2.1151 SUNSET BLVD N RENTON, WA 98057ARSH MIXED USENOT FOR CONSTRUCTIONxxxx-xx1" = 20'-0"1THIRD - OFFICE1" = 20'-0"2FOURTH - RESIDENTIAL1" = 20'-0"3FIFTH - RESIDENTIAL