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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 Sunset Building 624 SW Sunset Blvd, Renton, WA 98057 PRE 24-000283 September 19, 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: September 16, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Vesta Properties Office Space 1. The fire flow requirement for the proposed office space is 1,500 gpm fire flow. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the proposed building. One existing fire hydrant appears to meet the minimum requirements for one hydrant at less than 300 feet. One new fire hydrant would be required to be installed within 150 feet of the proposed office. 2. The fire impact fees would be a net negative for this proposal so fire impact fees will not apply to this change of use 3. Fire department apparatus access roadways are adequate as they exist from the city streets. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 19, 2024 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Sunset Blvd Building 624 SW Sunset Blvd, Renton, WA PRE24-000283 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 # 2143701160. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service is provided by the City of Renton. The site is within the Earlington 370 hydraulic pressure zone. The approximate static water pressure is 118 psi at ground elevation of 98 feet. 2. The site is located outside the City’s Wellhead Protection Area zones. 3. There is an existing 8-inch City water main located in SW Sunset Blvd that can deliver a maximum capacity of 2,200 gallons per minute (GPM) (Record Dwg: W-308208). 4. There is an existing 3/4-inch domestic water service line and meter to the south of the project site (Facility ID No. MTR-011661). 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority (RRFA) has determined that the preliminary fire flow is 1,500 GPM for the proposed office building tenant improvement (TI). The following developer’s installed water system improvements will be required to provide domestic and fire protection service to the development including but not limited to: a. The existing ¾-inch water service and meter may be re-used if no plumbing work will be done and if the ¾-inch service is in accordance with the most recent edition of the Uniform Plumbing Code (UPC). b. If the existing service is not in accordance with the most recent edition of the Uniform Plumbing Code, the existing ¾-inch water service line must be cut, capped, and Sunset Blvd Office Building _PRE24-000283 Page 2 of 5 September 19, 2024 2 abandoned at the main line. Cut and cap of the existing ¾-inch domestic water service shall be done by City forces under a separate permit and a new 1-inch minimum service and meter must be installed. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is required. c. A double valve check assembly (DCVA) backflow assembly is required to be installed behind the meter on private property per City Standards for a low hazard commercial building. d. Per RRFA, the fire flow requirement for the proposed office space is 1,500 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the proposed building. One existing fire hydrant appears to meet the minimum requirements for one hydrant within 300 feet. One new fire hydrant would be required to be installed within 150 feet of the proposed office. The final location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: i. One fire hydrant within the landscaping on the south side of SW 4th Pl approximate 220 feet to the existing building (Hydrant ID No. HYD-SW-00866); ii. One fire hydrant within the landscaping on the northeast corner at the intersection SW Sunset Blvd and Earlington Ave SW approximately 211 feet to the existing building (Hydrant ID No. HYD-SW-00022). e. Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already equipped with one. f. A 15-ft wide utility easement is required for all on-site water mains, hydrants, meters, and related appurtenances. g. Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no. 340.8 if applicable. 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 applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the new meter for domestic 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 1-inch meter is $4,850.00 per meter. b. Water Service installation fee is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. This is payable at issuance of the building permit. d. Credit of the SDC in the amount equal to the SDC fee for the size of the existing water meter will be applied. e. Final determination of applicable fees will be made after the water meter size has been determined. f. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. Sunset Blvd Office Building _PRE24-000283 Page 3 of 5 September 19, 2024 3 SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch PVC gravity wastewater main located in the SW Sunset Blvd (Record Dwg: S-000102). 3. There is an existing 6-inch clay sewer stub serving the existing single-family house (Facility ID No. SLAT-17526). a. The existing sewer stub can be CCTV’d and if found acceptable of the condition to the sewer department, needs to be lined and can be re-used to serve the proposed use of the building. Otherwise, a new PVC sewer stub of 6-inch minimum shall be installed. 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. A grease interceptor is required if a commercial kitchen is proposed. 5. The development will be subject to a wastewater system development charge (SDC) fee if upgrading of domestic water meter is proposed. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 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 current sewer fee for a 1-inch meter is $3,650.00 per meter. b. SDC fees are payable at construction permit issuance. c. A credit of the SDC in the amount equal to the SDC fee for the size of the previous water meter will be applied. d. 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. There is an existing 12-inch stormwater main and associated catch basins located to the south of the project site in SW Sunset Blvd (Facility ID No. 703386). 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 City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing Peak site conditions). The site falls within the Black River Basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 4. 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. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. 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, Sunset Blvd Office Building _PRE24-000283 Page 4 of 5 September 19, 2024 4 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 utility construction permit. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, and water table, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 8. Critical areas are present onsite or adjacent to the site that may affect stormwater review. There is a portion of the project site to the north of the existing building is within the regulated slope areas. The are existing high landslide hazard areas approximately 40 feet to the west of the project site. 9. Erosion control measures to meet the City requirements shall be provided. 10. 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. 11. 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 2024 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/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton TRANSPOTATION 1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. As this project is proposing a majorly interior remodel and no new construction or additions valued at over $175,000, no street frontage improvements or right of way dedication are required, however, if during Land-Use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. 3. Since the project is proposing a change in use that 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 a general office is $14.07 per square feet. 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. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: Sunset Blvd Office Building _PRE24-000283 Page 5 of 5 September 19, 2024 5 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 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: September 19, 2024 TO: Pre-Application File No. 24-000283 FROM: Jill Ding, Senior Planner SUBJECT: Sunset Building – 624 SW Sunset Blvd (APN 2143701160) 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 on the north side of the SW Sunset Blvd and is addressed as 624 SW Sunset Blvd (APN 2143701160). The project site totals 7,240 square feet (0.17 acres) in area and is zoned Commercial Neighborhood (CN) and is within Urban Design District D. The project site is currently developed with an existing 1,130 square foot single family residence. The applicant proposes to change the use of the existing residence into a general office building. Access to the site is provided via an existing curb cut that is proposed to be widened off of SW Sunset Blvd to accommodate surface parking onsite. The existing driveway is proposed to the stripped with four (4) surface parking stalls. According to City of Renton (COR) Maps, a slope with less than a twenty-five (25) percent grade is mapped on the project site. No other critical areas are mapped on site. Current Use: Currently the site is occupied with an existing single family residence proposed to remain and be converted to an office use. 1. Zoning /Land Use Designation, and Overlays: The project site is located in the Residential High Density (RHD) land use designation, the Commercial Neighborhood (CN) zoning designation, and Urban Design District D. The Residential High Density unit types are designed to incorporate features from both single family and multifamily developments, support cost- efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Land designated RHD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial areas offering incidental retail and service Sunset Building Page 2 of 8 September 19, 2024 needs for the surrounding area. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and character of the neighborhood. This designation is the smallest and least intensive of the City’s commercial zones. Office uses are permitted subject to the approval of an Administrative Conditional Use permit. 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 “CN standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size required in the CN zone is 5,000 sq. ft. There are no minimum lot width and depth requirements. The existing lot is 7,240 sq. ft. which exceeds the minimum 5,000 sq. ft. lot size requirement in the CN zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. 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 existing building would exceed the maximum front yard setback of 20 feet. Any future buildings or additions to the existing building would be required to comply with the setback requirements of the CN zone. Maximum Gross Floor Area – The maximum gross floor area of any single office use on a site is 3,000 gross sq. ft. The maximum size shall not be exceeded, except by conditional use permit. The proposed office use would total 1,130 sq. ft., which is less than the 3,000 sq. ft. maximum permitted. Building Height – Maximum building height in the CN zone is 35 feet. 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. Any proposed additions to the existing building or new buildings would be subject to compliance with the height requirements of the CN zone. Sunset Building Page 3 of 8 September 19, 2024 Maximum Lot Coverage for Buildings – The maximum lot coverage requirements in the CN zone are 65% of total lot area or 75% if parking is provided within the building or within a parking garage. Required Location for Parking - Parking may not occur in front of the building and/or in the area between the front lot line and the front building line; parking must occur at the side or rear of the property. Parking may be accommodated off site in accordance with RMC 4-4- 080E2 or at joint use facilities in accordance with RMC 4-4-080E3. The proposed parking shall be relocated to the side or rear of the existing residence or the applicant would be required to apply for a variance to retain the exist amount of parking located between the front lot line and the front building line. 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 must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In office, educational and institutional developments, 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. Compliance with the refuse and recycling standards would be reviewed at the time of formal 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. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application as the proposal includes the change of use from a residential use to a non-residential use. 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 Sunset Building Page 4 of 8 September 19, 2024 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 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. Sunset Building Page 5 of 8 September 19, 2024 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 required if the proposal includes any expansion or addition of the existing building. 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 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: The following table provides parking ratios for the office component: Use Square footage Ratio Required Spaces Office 1,130 A minimum of 2.0 spaces 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. Min: 2 Max: 5 The proposal for four (4) parking spaces would fall within the range of required parking for the proposed office use on the project site. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and compact space requirements and aisle width requirements. 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 might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. Sunset Building Page 6 of 8 September 19, 2024 All non-residential development that exceeds 4,000 gross square feet in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of off- street vehicle parking stalls. The proposed project would be exempt from the requirement to provide bicycle parking as the existing structure does not exceed 4,000 square feet in size. 8. Access/Driveways: Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Joint use driveways reduce the number of curb cuts along individual streets and thereby improve safety and reduce congestion while providing for additional on-street parking opportunities. Joint use driveways should be encouraged when feasible and appropriate, particularly when there is existing underutilized parking proximate to a subject site. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Compliance with driveway standards will be reviewed with the land use application. 9. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required for any building additions or changes to the building facade. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulations. Please refer the standards in their entirety at RMC 4-3-100. 10. Critical Areas: There are not critical areas mapped onsite. 11. Environmental Review: The change of use of an existing building that is less than 4,000 sq. ft. in size would be exempt from Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. 12. Conditional Use Permit: A General Office Use in the CN zone would be required to comply with the following criteria: a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Sunset Building Page 7 of 8 September 19, 2024 d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. e. Parking: Adequate parking is, or will be made, available. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 13. Variance: Any proposal to retain the existing parking in front of the existing building would be required to comply with the following criteria: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval is a minimum variance that will accomplish the desired purpose. 14. Permit Requirements: The proposed project would require an Administrative Conditional Use Permit and may require a Variance. The application would be reviewed within an estimated time frame of 6-8 weeks. The 2024 application fees would total $54,19 (Administrative Conditional Use Permit is $1,800 + Variance is $1,490 + Technology Fee $164.50 = $5,419). A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. 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 would be required. 15. 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. Sunset Building Page 8 of 8 September 19, 2024 16. 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. 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 2024 impact fees are as follows: • A Fire impact fee would be assessed at the applicable at the rate of $0.14 a square foot of office use for the proposed change of use. Credit is applicable at $421.98 per single family unit.; and • A transportation impact fee for any new net daily PM Peak Hour Person Vehicle trips is $8,031.94 per trip; A handout listing all of the City’s 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 19. Expiration: Once the Conditional Use Permit application has been approved, building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator. It is the applicant’s responsibility to monitor the expiration dates.