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HomeMy WebLinkAboutPRE-APP_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 Southport Office to Residential Conversion 1103 Lake Washington Blvd N, Renton, WA 98056 PRE 24-000211 August 8, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: July 19, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Southport Office to Residential Conversion 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are applicable at the rate of $579.41 per multifamily unit. This fee is paid at the time of building permit issuance. Credit is due for the area of the existing building that was formerly office space at the rate of $0.14 per square foot. A building permit would be required for the proposed change of use from office to residential use. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Fully addressable and full detection is required for the fire alarm system. Fire sprinkler and fire alarm systems require major modifications for change of use from office to residential use. 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 existing building amplification equipment shall be modified to meet minimum coverage requirements. Separate plans and permits are required for any proposed changes to the existing amplification systems. 4. Fire department apparatus access roadways are adequate as they exist. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 8, 2024 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Development Engineer SUBJECT: Southport Office to Residential Conversion 1103 Lake Washington Blvd N PRE24-000211 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: 0823059216. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Kennydale 308 hydraulic pressure zone. There are existing 12-inch water mains and associated fire hydrants surrounding the parcel within a 15 feet wide easement and private commercial street (Record Dwg: W-3772 & W-3878), which can deliver a maximum flow rate of 4,000 gallons per minute (gpm). The static water pressure is about 124 psi at ground elevation of 22 feet. 2. The project site is located outside the City’s Wellhead Protection Area zones. 3. There is one common existing 6-inch domestic water meter serving the 3 existing office buildings and parking garage (1101, 1103, 1107, 1111 Lake Washington Blvd N). The existing 6- inch water meter is located on the south side of the parking garage, in the southwest corner of the parcel. The maximum continuous operation of the existing 6-inch meter is limited to 1,600 GPM. The existing office building is equipped with a reduced pressure backflow assembly (RPBA) installed inside the building. 4. There is an existing 8-inch fire service meter with reduced pressure detector assembly (RPDA) for the existing office building located to the south of the existing building (Facility ID No. MTR- 018499, Record Dwg: W-387803). 5. Based on the review of project information submitted for the pre-application meeting, RRFA has determined that the preliminary fire flow demand for the proposed development is unchanged Southport Office to Residential Conversion PRE24-000211 Page 2 of 4 August 8, 2024 2 including the use of an automatic fire sprinkler system. In order to provide domestic and fire protection service to the development, improvements include but are not limited to: a. Applicant shall verify that the current size of the meter has the capacity to provide adequate flow with the addition of the new residential units including the existing fixtures within all three buildings in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Installation of additional domestic water meters may be required for the new residential units. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall also be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within an easement on private property. b. All new residential domestic water meters, if needed, shall have a double check valve assembly (DCVA) installed behind 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. c. A 15-ft-wide public water easement is required for any new and existing public water main, hydrants and water meters located outside City Right of Way. d. Additional private owned Pressure Reducing Valves (PRV) will be required since the static pressure of the proposed building exceeds 80 psi. e. Installation of off-site and on-site fire hydrants as needed. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. f. 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 utility 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 City’s 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 (SDC’s) fee and meter installation fees based on the number and size of the new meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2024 Development Fees Document on the City’s 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 6-inch meter is $242,500.00 per meter, and an 8-inch meter is $388,000.00. 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. Credit will be applied to the existing service if abandoned, but no refund if the service is reduced per RMC 4-1-180.B. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. Southport Office to Residential Conversion PRE24-000211 Page 3 of 4 August 8, 2024 3 e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. Sewer 1. Sewer service is provided by City of Renton. 2. There is an existing public and private sewer main located within an easement that runs through the private commercial street northeast of the parcel (Record Dwg: S-288209 and S-387806). 3. The applicant will need to show how they propose to serve the new residential units with sanitary sewer service. The existing sewer stub can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed residential use. The sizing of the sewer service line to the proposed residential building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). All new side sewers and sewer stubs, if needed, shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. All wastewater from the existing parking structure shall be routed through a City approved oil/water separator prior to discharge into the sewer main. The existing oil/water separator may be re-used pending on further evaluation during civil construction permit application. If not equipped with one, the covered parking may require a lift station or grinder pump depends on the elevations. 5. If proposed, any commercial kitchen will require a grease trap/grease interceptor. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. o The current sewer fee for a 6-inch meter is $182,500.00 per meter, and an 8-inch meter is $292,000.00. o SDC fees are payable at construction permit issuance. o Credits of the SDC in the amount equal to the SDC fee for the size of the water meter, if abandoned, will be applied. o The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. Surface water 1. A drainage review complying with the current 2022 Renton Surface Water Design Manual (RSWDM) will be required if construction is proposed exterior to the existing building. No drainage review shall be required if there is no construction proposed exterior to the existing building. Transportation 1. The project site is currently accessed from a 42-foot-wide private commercial street north of the subject parcel that is accessed from the intersection of Lake Washington Blvd N and Houser Way N. 2. As this project is proposing no new construction or additions valued at over $175,000, no street frontage improvements or right of way dedication are required. Southport Office to Residential Conversion PRE24-000211 Page 4 of 4 August 8, 2024 4 3. Since the project may result in additional traffic, 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. 4. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2024 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. GENERAL COMMENTS 1. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 8, 2024 TO: Pre-Application File No. PRE24-000211 FROM: Jill Ding, Senior Planner SUBJECT: Southport Office to Residential Conversion – 1103 Lake Washington Blvd N, Renton, WA 98056 Parcel No. 0823059216 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 project site is located at Office Tower 1 within the Southport development, addressed as 1103 Lake Washington Blvd N (parcel no. 0823059216). The project site totals approximately 245,086 square feet (5.63 acres) in area and is zoned Urban Center-2 (UC-2). The proposal includes the change of use of a 247,472 square foot existing office tower from an office use to a residential use. No changes to the exterior of the building or parking facilities are proposed. The proposal would result in a total of 219 residential units (22 studio units, 163 one bedroom units, 6 one bedroom + office units, 20 two bedroom units, and 8 three bedroom units). Access would remain in its current configuration off Lake Washington Blvd N. The site is mapped with a high seismic hazard area and a portion of the site is located within the 200-foot shoreline jurisdiction of Lake Washington. Current Use: Currently the site is occupied with an existing 247,472 square foot 125-foot tall office building, which is proposed to remain. 1. Zoning /Land Use Designation, and Overlays: The project site is located within the Commercial Mixed Use (CMU) land use designation, the Urban Center-2 (UC-2) zoning designation, and Urban Design District C. Attached dwellings are a permitted use within the UC-2 zone, provided all of the following conditions are met: Southport Office to Residential Conversion Page 2 of 8 August 8, 2024 Specified residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. a. Horizontal Mixed-Use Development – Where Allowed: Standalone residential buildings are permitted in the UC zones provided commercial space is included on site pursuant to RMC 4-4-150, Residential Mixed-Use Development Standards. Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed-use building with ground floor commercial situated closest to a public street. b. Commercial Uses: 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. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. c. Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed-use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed-use building(s). Development Standards: The property is located within the Commercial Mixed Use (CMU) land use designation and the Urban Center-2 (UC-2) zoning classification. 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 “UC-2 standards” herein). These standards are available online: https://www.codepublishing.com/WA/Renton/. Density – The area of public rights-of-way, legally recorded private access easements and critical areas (such as protected slopes, Class 1 to 4 streams, etc.) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. 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. The density range permitted in the UC-2 zone is a minimum of 85 dwelling units per net acre up to a maximum of 150 dwelling units per net acre. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. Based on a gross site area of 5.63 acres, the proposal for 219 dwelling units would result in a gross density of 38.9 dwelling units per acre, which is below the minimum density permitted in the UC-2 zone. A density worksheet was not included with the pre- application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use Southport Office to Residential Conversion Page 3 of 8 August 8, 2024 application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size in the UC-2 zone is 25 acres. The minimum lot size can be amended through the Master Plan and Site Plan Review . There are no minimum lot width or depth requirements in the UC-2 zone as the proposal does not include a residential plat. No subdivision is proposed, therefore compliance with this requirement is not applicable. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the UC-2 zone are as follows: 15-foot minimum front/secondary front yard along a street setback; a 20-foot maximum front/secondary front yard setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. Any additions or new structures would be reviewed for compliance with the setback requirements. Building Height – The maximum building height permitted in the UC-2 zone is 10 stories along primary and secondary arterials and 6 stories along residential/minor collectors. Any new modifications to the existing structure would be reviewed for compliance with building height requirements. Building Coverage – The UC-2 zone allows a maximum building coverage of 90% of total area or 100% if parking is provided within the building or within a parking garage. Any new modifications to the existing structure would be reviewed for compliance with building coverage requirements. 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 UC-2 lots without the need to use a street. Access may comprise the aisle between rows of parking stalls. 2. 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). 3. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. In residential developments, A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. 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. Refuse and recyclables deposit areas and collection points may be located in separate buildings/structures or outdoors. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. Compliance with this requirement would be verified at the time of land use application. Southport Office to Residential Conversion Page 4 of 8 August 8, 2024 4. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than six feet (6’) shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is four feet (4’) 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. 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. No fences or retaining walls were shown on the submitted plans. 5. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Compliance with the landscaping regulations would not be required for an interior tenant improvement unless the valuation of the tenant improvement is equal to or greater than fifty percent (50%) of the assessed property valuation. 6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Southport Office to Residential Conversion Page 5 of 8 August 8, 2024 TREE SIZE TREE CREDITS 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. Compliance with the minimum tree density requirements is not required for interior remodels that do not involve a building addition. 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/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if any tree removal is proposed. 7. Parking: The following ratios would be applicable to the site: Use Number of Units Ratio Required Spaces Attached dwellings 219 Min 1.0 spaces per dwelling unit Max: 1.75 spaces per dwelling unit Min: 219 Max: 383 A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification Southport Office to Residential Conversion Page 6 of 8 August 8, 2024 might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided at a rate of one-half (0.5) bicycle parking space per one dwelling unit. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. 8. Access/Driveways: Access to the site would remain via its current configuration off Lake Washington Blvd N and via the proposed Park Ave N extension. Driveway widths are limited by the driveway standards, in RMC 4-4080I. There shall be no more than two (2) driveways for each three hundred thirty feet (330') of street frontage serving any one property or among abutting properties under unified ownership or control. For each additional one hundred sixty five feet (165') of street frontage an additional driveway may be allowed. Please review RMC 4-4-080I for further driveway requirements. 9. Urban Design Standards: Compliance with Urban Design Regulations, District ‘C’, is required. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian- oriented space. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. • All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. • All buildings shall be articulated with one or more of the following: Defined entry features; Bay windows and/or balconies; Roof line features; or other features as approved by the Administrator. Southport Office to Residential Conversion Page 7 of 8 August 8, 2024 • All buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of 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). Where windows or storefronts occur, they must principally contain clear glazing. • Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. A site plan and architectural elevations demonstrating compliance with the Urban Design Regulations would be required at the time of formal application. 10. Critical Areas: A portion of the site is mapped within the 200-foot shoreline jurisdiction of Lake Washington, any work within the 200-foot shoreline jurisdiction would be subject to compliance with the Shoreline Management Act and Shoreline Master Program. A high seismic hazard area is mapped on the project site. The applicant may be required to provide a geotechnical report demonstrating the proposal would not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. 11. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the change of use of an existing commercial building in excess of 4,000 square feet to a residential use, in accordance with WAC 197-11-800. 12. Permit Requirements: The proposal would require Environmental (SEPA) Review, which would be processed within an estimated time frame of 6-8 weeks. Including the 5% technology fee, the 2024 application fee for Environmental (SEPA) Review is $1,890. The fee for any Code Modifications are $290 each. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits may be required. Southport Office to Residential Conversion Page 8 of 8 August 8, 2024 13. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 14. 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 2024 impact fees are as follows: • A Fire Impact fee of $579.41 per new residential dwelling unit; and • A Transportation Impact fee of $8,031.94 per new PM Peak Hour trip. The city’s 2023-2024 fee schedule is available for your review on the City’s website. 15. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application.