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HomeMy WebLinkAboutPRE25-000199_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 Vision House Phase IV PRE 25-000199 July 24, 2025 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425.430.7383, hbray@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7290, 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. 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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: July 18, 2025 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Vision House Apartments 1. The fire flow requirement is 3,250 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet the current code. A looped water main is required for all fire flows over 2,500 gpm. Existing water mains appear adequate to satisfy the looped main requirement. One new fire hydrant may be needed to satisfy the hydrant needed within 50 -feet of the fire department connection. 2. Fire impact fees are applicable at the rate of $579.41 per multi-family unit. No fee for parking garage areas. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable an d full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings. Fire lane signage required for the on -site roadways. The required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide and fully paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. 5. If this facility is equipped with an elevator, it shall be sized to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 24th, 2025 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: The Vision House Phase IV Parcel #102305-9086 PRE25-000199 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 #102305-9086. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 1.23 acres in size and is rectangular in shape. The lot is currently used for parking and playground structures. There are several trees and groundcover throughout the site. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 10-inch City water stub located at the northwest corner of the lot and an existing 10-inch City water stub located at the southwest corner of the lot connected to an existing looped 10” water main within 450 Bremerton Ave NE (see Water plan no. W-310704) that can deliver a maximum total flow capacity of 3,300 gallons per minute (gpm). There is an existing 12-inch City water stub located at the northeast corner of the lot connected to the existing 12” dead -end water main within 451 Duvall Ave NE (see Water plan no. W-302906) that can deliver a maximum total flow capacity of 2,800 gallons per minute (gpm). The approximate static water pressure is 73 71 psi at ground elevation of 396 400 feet. The site is located outside of the Wellhead Protection Area Zone. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater stub located on parcel #1023059054 under common ownership (see The Vision House Phase IV PRE25-000199 Page 2 of 6 July 24th, 2025 2 City plan no. S-310703) and an existing 8-inch PVC gravity wastewater stub at the northeast corner of the lot (see Sewer plan no. S-302902). Storm There is an existing 12-inch stormwater stub located on parcel #1023059054 under common ownership (see City plan no. R-31070D). The existing property does not contain stormwater facilities. Based on the current site topography, the site appears to drain stormwater run-off towards the southeast property corner. Streets This site does not have street frontage. WATER COMMENTS 1. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development including the use of a fire sprinkler system is 3,250 gpm . Per city codes, a looped water main around the building is required when the fire flow demand is above 2,500 GPM. 2. The following water main improvements will be required for the development: a. Installation of a 10-inch water main within a minimum15-ft wide easement along the north, east, and south of the proposed building connecting to the existing 10 -inch water main on the adjacent property to the west and to an existing 12-inch water stub at the northwest corner of the adjacent property to the east (tax parcel 1023059012). b. Installation of additional fire hydrants around the building. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). c. Installation of a fire sprinkler stub with a double check detector assembly (DCDA). The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private proper ty in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City standard plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. Direct outside access is required for the fire sprinkler riser room. d. Installation of separate domestic water service and meter for the commercial and residential portions of the building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters 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 pre-approved by the City Plan Reviewer and City Water Utility Department. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly’s assembly must be located adjacent to and behind a building exterior wall if it is installed inside the building. The Vision House Phase IV PRE25-000199 Page 3 of 6 July 24th, 2025 3 e. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) is required if applicable. 3. A minimum 15 foot wide public water easement is required for any public water main, hydrants and water meters located outside City right -of-way. A minimum 10-foot setback is required from the building foundation to the new water mains. 4. The completed loop is from the Ex 10” WM in the west property. It looks like the applicant is also showing the water main to be 10’ offset from the building foundation without the 15’ water easement encroaching into the building. The applicant, however will need to provide a 10’ separation between the proposed water main and storm. 5. 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 City’s 2019 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 m aintenance of the water main. 6. The conceptual utility improvements plan submitted with the pre -application is generally acceptable subject to further revisions per the above comments. 7. The development is subject to applicable water system development charges (SDC’s) 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 to fees for water connect ions, cut and caps, and purity tests. Current fees can be found in the 2025 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 is $5,025 per 1 inch meter, $25,125 per 1 -1/2 inch service, $40,200 per 2 inch service and $80,400 per 3 inch service. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 inch meter, $4,605 per 1-1/2 inch service, and $4,735 per 2 inch service. c. Drop-in meter fee is $400 per 1 inch meter and $750 per 1-1/2 inch meter d. The full fee schedule can be found here. SEWER COMMENTS 1. An oil/water separator will be required for connecting the covered parking garage to sewer. If the garage cannot achieve sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer 2. A grease interceptor is required if there is a commercial kitchen. 3. Any on site sewer mains or lift stations shall be private and conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. An easement will need to be recorded with adjacent property owners for any off -site side sewer connections prior to permit issuance. 5. A conceptual utility plan will be required as part of the land use application for the subject development 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current The Vision House Phase IV PRE25-000199 Page 4 of 6 July 24th, 2025 4 fees can be found in the 2025 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 SDC fee is $4,025 per 1-inch meter, $20,125 per 1-1/2” meter, $32,200 per 2 in meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The full fee schedule can be found here. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. 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 may be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area (Matching Forest Conditions). The site falls within the Lower Cedar River Basin. 2. Critical areas on site that may affect stormwater review include regulated (steep) slopes. 3. 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. 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 RSWDM that is current at the time of civil construction permit application. 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. 5. 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 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and sl ope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. An NPDES permit will be required for all sites with disturbance over 1 -acre. 8. Erosion control measures to meet the City requirements shall be provided 9. 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 current SDC fee for stormwater is $0.94 per sq ft but not less than $2,350. b) The full schedule can be found here. The Vision House Phase IV PRE25-000199 Page 5 of 6 July 24th, 2025 5 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 City’s Complete Streets Standards. a. The proposed parcel #1023059086 does not front the public right-of-way (ROW). However, is under common ownership with parcel #1023059054 that does front public ROW. Sidewalk connection from the northwest corner of parcel #1023059068 to the existing driveway on 1023059054 will be required. 2. Undergrounding of all proposed utilities is required on all frontages per RMC 4 -6-090. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 8%. The administrator may allow a driveway to exceed eight percent (8%) slope but no more than fifteen percent (15%) slope. To exceed 15% slope, a variance from the administrator is required. c. The width of any driveway shall not exceed thirty feet (30’) exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway 4. Joint use driveways are allowed for access up to 2 lots provided that each lot abuts a public right-of-way. Refer to the shared driveway requirements as outlined in RMC 4-4-080I. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. 5. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2025 transportation impact fee for multifamily housing is $6,184.59 per dwelling. b. The 2025 transportation impact fee for a daycare is $19.81 per square foot. c. The 2025 transportation impact fee for general office use is $14.07 per square foot. d. Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour Person Vehicle Trip is $8,031.94 e. The full fee schedule can be found here. The Vision House Phase IV PRE25-000199 Page 6 of 6 July 24th, 2025 6 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 5. 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. 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. Fees quoted in this document reflect the fees applicable in the year 2025 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 the fee schedule here. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 24, 2025 TO: Pre-Application File No. PRE25-000199 FROM: Jill Ding, Senior Planner SUBJECT: Vision House Phase IV – 4XX Bremerton Ave NE, Renton, WA 98059 (Parcel No. 1023059086) 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 land locked, located to the east of the existing Vision House apartment complex at 4XX Bremerton Ave NE (APN 1023059086). Vision House is a non-profit service provider, that provides transitional housing that helps break the cycle of homelessness for families with children. The project site totals 53,578 square feet (1.23 acres) in area, is zoned Commercial Arterial (CA), and is within Urban Design District D. The proposal includes the construction of a three (3) story multi-family building with below grade parking. A mixture of commercial space and program space for Vision House is proposed on the first floor and 24 residential units are proposed on the second and third floors. The west side of the first floor would include a daycare center, while the east side would include a mix of offices and conference rooms for Vision House Staff. Residential units would range from 873 SF to 1,079 SF. Additional parking is also proposed on the exterior of the building along the western side of the building and the eastern property line. Access to the parking garage is proposed on the east side of the building. Access is proposed off Bremerton Ave NE via the access drives through the existing Vision House complex to the west. According to COR Maps, sensitive slopes are mapped on the project site, in addition, a wetland, and Type Ns stream are mapped offsite to the south and southeast of the project site. Current Use: The site is currently developed with a play area and gravel driveway . It appears that the play area may remain, the gravel driveway would be redeveloped . Vision House Phase IV Page 2 of 13 July 24, 2025 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. 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 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. Attached dwelling units are permitted uses in the CA zone provided the buildings are mixed use with ground-floor commercial. Ground floor commercial uses are required along any street frontage in the CA zone. 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, or, in the absence of street frontage, along the primary facade of the building, 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. Ground floor commercial space standards may be modified whenever there are practical difficulties involved. Modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4-9-250D. To modify the commercial space minimum area requirements, a variance may be granted if the proposal complies with the review criteria in RMC 4-9-250B. For vertically mixed-use buildings, the façade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s 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 façade. 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. Vision House Phase IV Page 3 of 13 July 24, 2025 The proposed development would include a day care center as well as office and conference rooms for Vision House on the ground floor, residential units are proposed on floors two (2) and three (3). The proposal would be required to demonstrate compliance with the commercial mixed-used development standards at the time of formal land use application. 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). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/ renton04/Renton0402/Renton0402120A.html#4-2-120A. 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 Highlands 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 approximately 1.23 acres. The applicant is proposing 24 new dwelling units or 19.5 dwelling units per gross acre (24 du / 1.23 ac = 19.5 du/ac). The proposal appears to fall within the permitted density range for the CA zoning designation within the Highlands Community Planning Area. A completed density worksheet would be required with the land use application. 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. The existing 53,578 square foot project site would exceed the minimum lot size requirements for the CA zone. 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. Based on the submitted drawings, the project appears provide an approximately twenty five (25) foot front setback from the west property line, an approximate fifty three (53) foot side yard setback from the south property line, a fifty two (52) foot rear setback from the Vision House Phase IV Page 4 of 13 July 24, 2025 east property line, and an approximate one hundred (100) foot side setback from the north property line. The minimum front and secondary front yard setbacks may be modified through the site plan review process if it can be demonstrated to the Administrator’s satisfaction that the following criteria are met: i. The perceived scale of the proposed structure that is created by the reduced setback is compatible with the abutting structures and the surrounding neighborhood; and ii. The required street frontage landscaping identified in RMC 4-4-070F1 is increased to fifteen feet (15') along all public street frontages with the exception of walkways, driveways, programmed pedestrian plazas, and the area of reduced setback; and iii. Enhanced landscaping, such as increased caliper size of trees, increased container size of shrubs, and/or increased quantity or diversity of plantings, is provided within the public right-of-way on the street frontage abutting the reduced setback; and iv. The project includes a public art installation, subject to review and approval, with a minimum monetary value of one percent (1%) of the assessed value of the proposed structure, or when the Administrator determines that it is impractical to install public art on site, payment of a fee-in-lieu may be approved in an amount of money approximating one percent (1%) of the assessed value of the proposed structure; and v. The design of the proposed structure complies with all of the following requirements: (a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms, storage rooms, or other rooms that do not contain windows, are not located along any building facade that fronts a public street; and (b) Floor to ceiling transparent windows are provided for at least fifty percent (50%) of the ground floor building facade that fronts a reduced setback; and (c) The proposed structure includes design features such as step-backs of upper levels, changes in roof plane, and changes in roof form/slope in a manner that serves to reduce the apparent bulk of the proposed structure; and (d) Canopies or similar design features are provided along any building facade that fronts a public street, with emphasis provided to the primary entry; and (e) Structured parking is not located along any building facade that fronts a reduced setback. It appears the proposed building would exceed the maximum twenty (20) foot front yard setback. It is the applicant’s 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 Zone’s 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 building height would be verified at the time of formal application. It is Vision House Phase IV Page 5 of 13 July 24, 2025 the applicant’s responsibility to demonstrate compliance with building height requirements and FAR Part 77 at the time of formal application. 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. Building foot print information was not included with the submitted pre-application submittal, therefore staff was unable to verify compliance with the lot coverage requirements. It is the applicant’s 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 re quired to include two (2) bedrooms. See RMC 4-4-155 for additional bathroom, kitchen, and storage standards. 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments 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. For 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. Compliance with the refuse and recycling standards would be reviewed with the land use application. Vision House Phase IV Page 6 of 13 July 24, 2025 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. Internal Lot Landscaping – Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Perimeter landscaping may not substitute for interior 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 Vision House Phase IV Page 7 of 13 July 24, 2025 TREE SIZE TREE CREDITS 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 o r 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 Vision House Phase IV Page 8 of 13 July 24, 2025 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 req uirements 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. Income restricted units are required to provide a minimum of one (1) parking space per ever four (4) dwelling units, up to a maximum of 1.75 per dwelling unit. The proposal for twenty-four (24) dwelling units would result in the requirement of six (6) spaces, if the units are income restricted, and twenty-four (24) spaces if the proposed units are market rate. A maximum of forty-two (42) parking spaces would be permitted for the residential dwelling units. Commercial uses within mixed-use developments are required to provide a minimum of 2.5 spaces per 1,000 square feet of net floor area and a m aximum of 5 spaces per 1,000 square feet of net floor area. See RMC 4-4-080F.10.d for parking lot design standards. A total of 38 structures spaces and 33 surface parking stalls were identified in the site plan. The proposed square footage of commercial uses was not included with the submitted pre-application materials, therefore staff was unable to verify compliance with the parking requirements. 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. Vision House Phase IV Page 9 of 13 July 24, 2025 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: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Access to the proposed development would be provided over the existing surface parking lot located to the west of the project site. The applicant would be required to demonstrate that legal access is available to the project site at the time of formal land use application. 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. A site plan meeting access and driveway requirements shall be submitted at the time of formal land use application. 9. Urban Design Regulations: The property is located in the Urban Design District ‘D’. Compliance with Urban Design Regulations, District ‘D’, is required for all new structures. The urban design regulations were established in accordance with and to implement policies established in the Land Use Element of the Comprehensive Plan. 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 Vision House Phase IV Page 10 of 13 July 24, 2025 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 façade 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 façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building façades 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 façade 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: According to COR Maps, sensitive slopes are mapped on the project site, in addition, a wetland, and Type Ns stream are mapped offsite to the south and southeast of the project site. A wetland report and stream study evaluating the offsite wetland and stream would be required to be submitted at the time of formal land use application. The wetland buffer would be established based on category of the wetland as well as wildlife function per the following table: Vision House Phase IV Page 11 of 13 July 24, 2025 A Type Ns stream would have a minimum buffer of fifty feet (50’). A 15 foot setback is required between buildings and critical area buffers. A geotechnical report may be required to evaluate the slopes identified onsite. It is the applicant’s responsibility to ascertain if any critical areas or environmental concerns are present on the site during site development or building construction. 11. Environmental Review: The proposed project would require Environmental (SEPA) Review in accordance with WAC 197-11. An environmental checklist must be submitted with the land use application. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for all development within the Commercial Arterial (CA) zone with four (4) stories. 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. S ite 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, pedest rian 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- 200E.3. 13. Permit Requirements: The proposal would require a Hearing Examiner Site Plan Review, SEPA Environmental Review, and possibly a Variance. Once a complete application is accepted, site plan review and environmental review can be reviewed concurrently in an estimated time frame of 12 weeks. The 2025 application fees are as follows: Hearing Examiner Site Plan Review is $4,402, SEPA Review (Environmental Checklist) is $1,856, and a Variance is $1,536. A 5% technology fee would also be assessed at the time of land All Other Land Uses Wetland Category Buffer High wildlife functio n (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife functio n (3-4 points) All Other Score s Category I – Bogs & Natural Heritage Wetlands 200 ft Category I - All others 200 ft 150 ft 115 ft 115 ft Category II 175 ft 150 ft 100 ft n/a Category III 125 ft 100 ft 75 ft n/a Category IV 50 ft n/a A 15-foot setback is required between buildings and critical area buffers Vision House Phase IV Page 12 of 13 July 24, 2025 use application. Any modifications requested would require an additional $299.00 fee. 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. In addition to the required land use permits, separate construction and building permits would be required. 14. 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. 15. Public Information Sign: Public Information Signs are required for all 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. 16. 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 2025 impact fees are as follows: • A Fire impact fee of $579.41 per new multi-family dwelling unit, $0.14 per square foot of office use, and $28.02 per student for education uses would be required; • A transportation impact fee of $6,184.59 per new multi-family dwelling unit, $19.81 per square foot of new daycare use, and $14.07 per square foot of new office use would be required. Alternatively, $8,031.94 per net new PM Peak Hour Person Vehicle Trip may be required; • Renton School District Impact Fee $3,268.00 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). 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=City ofRenton. 17. 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. 18. Vesting: Vesting occurs with, the filing of a complete application of the following: Building permits (including but not limited to combo permits, grading licenses, and sign permits); Preliminary plats, final plats, short plats; and Any other land use Vision House Phase IV Page 13 of 13 July 24, 2025 permit application that is specifically identified by the Washington State legislature as being covered by the vested rights doctrine. 19. Expiration: Once the Site Plan application has been approved, the applicant has two (2) 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 applicant’s responsibility to monitor the expiration dates.