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HomeMy WebLinkAboutC_Project_Hold_LUA17000237_170523_v1 (2)DenisLawMayorMay25,2017Community&EconomicDevelopmentC.E.“Chip”Vincent,AdministratorCraigKoepplerRVACinemaLLC520PikeStreet,Suite1500Seattle,WA98101SUBJECT:“OnHold”NoticeVIA405Apartments!LUA17-000237,PPUDDearMr.Koeppler:ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMay5,2017.Duringourreview,staffhasdeterminedthatadditionalinformationisnecessaryinordertoproceedfurther.ThefollowinginformationwillneedtobesubmittedbeforeAugust25,2017sothatwemaycontinuethereviewoftheabovesubjectapplication:PlanningandLandUse—PlannedUrbanDevelopment(PUD)proposalsmustdemonstratetheirprojectissuperiortowhatwouldbepermittedunderstandardregulationsandprovideapublicbenefit.Thecurrentproposaldoesnotyetprovidethatlevelofsuperiorityorbenefit.Byincorporatingcommentsinitems1,2,and3intothesitedesign,theapplicationwouldprovidealevelofPUDsuperiorityandpublicbenefit,specificallyRMC4-9-150D.2.e.iiCirculation.Additionally,attacheddwellingswithintheCommercialOffice(CO)zonemayonlybepermittedasacomponentofamixedusebuilding,seeitem4.Andfinally,theMuckleshootTribehassubmittedcommentsonthecriticalareareportandTIR.PleaseprovidearesponsetotheTribewithyourprojectresubmittalandupdatethereporttoreflectthebufferdeterminationcriterianotedinitem5.1.ProvidethefollowingenhancementstotheproposedpedestriancorridoreasementconnectingtheprojecttothetransitfacilityonS.GradyWay:a.Awalkwayofthislengthandimportanceneedstobeatleast8-feetwide.Also,stampedasphaltfadesanddeterioratesrapidly.Thematerialshouldbepatternedconcreteorbrick.b.ProvideabufferfromvehicletrafficontheeastsideofthepedestrianwalkwayalongthedriveaisleneartheS.GradyWayintersection.Theexistingvehicledriveaisleappearsoverlywideatnearly50-feetcurb-to-curb.Rechannelingofthedriveaisleshouldaccommodatetheadditionalpedestriancorridorwidthforthissection.C.Additionalamenitiesshouldbeprovidedwithinthispedestriancorridorsuchaslighting,seating,andplanters.1055SouthGradyWay,Renton,WA98057.rentonwa.gov CraigKoepplerMay25,2017PageI22.AdditionaldelineatedpedestrianconnectionswillbenecessarytoprovideaccesstoTalbotRd.andtheneighboringshoppingcenter.a.ExtendthesidewalkfromS.RentonVillagebehindUwajimayatotheprojectsite.b.ProvideadelineatedpedestrianpathwaytoUwajimayafromtheprojectsite.3.Thewidthbetweentheplanterstripseparatingthesurfaceparkingontheabuttingnorthernparcelandtheproposedbuildingrangesbetween42-feetand45-feet.Toprovideapedestrianorientedenvironmentalongthenorthsideofthedevelopment,thefollowingcrosssectioncanbeincorporatedintothedriveaislefromthewesternboundarytotheeasternradius:a.Two(2)10-footwidevehicletravellanes;b.One(1)8-footwideparkinglaneonsouthside;c.One(1)12-footwidesidewalkwithstreettreesingratesonsouthside;d.Curbsonbothsides;ande.Thecrosswalkconnectiontothepedestriancorridorshallcaneitherberaisedconcreteorprovidelandscapedpedestrianbulb-outsontheeastandwestsidesasitabutsthe12-footsidewalk.4.AttacheddwellingsmaybepermittedintheCOzoneifthebuildingincorporatescommercialuses,withatleasttwo(2)commercialusesonthegroundfloor.Thecommercialspaceshallbeprovidedonthegroundfloorat30-feetindepthalonganystreetfrontage.Averagingtheminimumdepthmaybepermittedthroughthesiteplanreviewprocess,providednoportionofthedepthisreducedtolessthan20-feet.Allcommercialspaceprovidedonthegroundfloorshallhaveaminimumfloor-to-ceilingheightof15-feet.Currentfloorplansindicateresidentialamenityspace,lobby,andleasingoffice.RMC4-2-080A.16requirescommercialuseswithinthemixedusebuildingtoberetailsales,on-siteservices,eatinganddrinkingestablishments,andsimilaruses.Floorplansshallbeupdatedtoreflecttheseuserelatedconditions.5.Asyouareaware,RollingHillsCreekflowsalongthesouthernportionoftheproperty.PursuanttoRMC4-3-050B.1.g,theCity’sCriticalAreasRegulationsmaynotapplytodevelopmentproposedonsitesthatareseparatedfromcriticalareasbypre-existing,intervening,andlawfullycreatedstructures,roads,orothersubstantialexisting‘improvements(suchasthepavedvehicleaisleandsurfaceparking).Ifthisareaisfoundtoseparatethesubjectuplandpropertyfromthecriticalareaduetotheirheightorwidth;andsubstantiallypreventorimpairdeliveryofmostfunctionsfromthesubjectuplandpropertytothecriticalarea,theassociatedcriticalareabuffermaynotapply.Tomoveforwardonabufferdeterminationinconjunctionwithyourmasterapplication,pleaseupdatethecriticalareareporttoprovideevidencethatthewidthoftheexistingsurfaceparkingsubstantiallypreventsorimpairsanyfunctionstothecriticalarea.Regardlessoftheoutcomeofthebufferdetermination,theremaybeanopportunitytoremovethe22parkingspacesabuttingthestreamandproviderestorationofthebankandbufferareabetweentheexistingfirelaneandthestream.SucharestorationmaymeettheCriticalAreaPUDPublicBenefitcriterion.6.PleasefindtheattachedcommentletterregardingthemasterapplicationfromtheMuckleshootTribe.Pleaseprovidearesponsetotheletterwithyourresubmittalpackage.1055SouthGradyWay,Renton,WA98057•rentonwa.gov CraigKoepplerMay25,2017PageI3StormwaterandUtilities—SeveralstormwateritemswerenotaddressedinthehRasrequiredbythe2017RentonSurfaceWaterDesignManual(RSWDM).ThisinformationispertinenttoevaluatingtheminimumdesignstandardsasoutlinedinCoreRequirement#9(CR#9)andneedstobecompletedaspartofthePreliminaryPUDapplication.7.TheDrainageReportdoesnotevaluatethefeasibilityofeachOn-SiteBMPapplicabletoprojectswhicharerequiredtomeettheLargeLotBMPrequirementsforcompliancewithCR#9asoutlinedintheRSWDM.PleasesubmitAnupdatedDrainageReportaddressingthefeasibilityofeachOn-SiteBMPnotedinCR#98.TheGeotechnicalReportdoesnotincludetherequiredinfiltrationtesting,asoutlinedinAppendixCoftheRSWDMSectionC.1.3,forevaluationofthefeasibilityofmeetingtheminimumrequirementsofCR#9(On-SiteBMPs)forallTargetImperviousSurfaceAreas.PleaseprovideInfiltrationtestinginaccordancewithSectionC.1.3andReferenceSection6-AoftheRSWDM,whichoutlinesapprovedtestingmethods.9.Pleasenotethefollowingbuildingsetbackrequirementsonresubmittedplans:(a)10-feetminimumfrombuildingandretainingwallstowatermains;and(b)Aminimum10-fteasementisrequiredfortherelocated36”stormdraintrunkline.Theeasementwidthincreasesto15-ftifthedepthtoinvertisgreaterthan8-ft.Thebuildingsetbacklinefromtheedgeoftheeasementis7.5feet.10.Coveredparkingshalldirectparkingdrainagetothesanitarysewersystemthroughanoil/waterinterceptor.Thisisnotshownoridentifiedonthegeneralizedutilitiesplans.ClosingAtthistime,yourprojecthasbeenplaced“onhold”pendingreceiptoftherequestedinformation.ThetentativelyscheduledpublichearingonJuly18,2017hasbeencancelledandwillberescheduleduponacceptanceofacompleteresubmittalofitemsreferencedabove.Pleasecontactmeat(425)430-6593ormherrera@rentonwa.govifyouhaveanyquestionsand/ortoschedulearesubmittalappointment.Attachment:EmaildatedMay16,2017fromKarenWalter,MuckleshootIndianTribeFisheriesDivisioncc:RVACinema,LLCIOwner(s)MichaelSandorify,ParkwayCapital,Inc.IApplicantRocaleTimmons,SECODevelopment;HinesPropertyManagement;KarenWalter,MuckleshootIndianTribeFisheriesIParty(ies)ofRecordMattHerrera,AICPSeniorPlanner1055SouthGradyWay,Renton,WA98057•rentonwa.gov