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HomeMy WebLinkAboutPRE_Pre-application_Meeting_Summary_180712_v1.pdfPREAPPLICATION MEETING FOR Greater Renton Highlands Mixed Use 2842 NE Sunset Blvd PRE17-000593 CITY OF RENTON Department of Community & Economic Development Planning Division September 21, 2017 Contact Information: Planner: Matt Herrera, 425.430.6593 Public Works Plan Reviewer: Ann Fowler, 425.430.7382 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE &EMERGENCY SERVICES DEPARTMENT © city of M E M O R A N D U M DATE: September 12, 2017 TO: Matt Herrera, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Greater Renton Highlands Redevelopment The preliminary fire flows are not able to be determined at this time dine to lack of information. Minimum commercial fire flow is 1,500 gpm, however the actual fire flow will far exceed this for the larger apartment buildings. A minimum of one hydrant is required within 150 -feet and all additional fire hydrants are required within 300 -feet of the buildings. Project shall meet maximum hydrant spacing of 300 - feet on center also. Hydrants are required within 50 -feet of all fire department connections for standpipes and sprinkler systems. Each sprinklered building shall have its own fire department connection. It is estimated that a minimum of a 12 -inch looped fire main will be required around the entire site. A number of lengthy water main extensions are required in order to meet the probable fire flow requirements. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Fire impact fees are applicable at the rate of $718.56 per multifamily unit. Current rates for retail are $0.88 a square foot and for restaurant it is $2.67 a square foot. These fees are paid at time of building permit issuance. Credit will be granted for the removal of the existing buildings as long as current square footages and occupancy uses are provided. No charges or credits apply to covered parking garages. 3. Approved fire sprinkler and fire alarm systems are required throughout all of the apartment buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Fire alarm and sprinkler systems are not required by code for townhome buildings. Sprinkler systems may be needed as a design option if required fire flow needs cannot be met. 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. Required turning radius is 25 -feet inside and 45 - feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30 -ton vehicle and 75 -psi point loading. Dead end roadways over 150 -feet long require an approved turnaround. 5. All buildings that are required to be equipped with elevators, shall size the elevators to meet the requirements for a bariatric sized stretcher to accommodate all areas of each building. Car size shall be sized to meet a minimum of a 40 -inch by 84 -inch stretcher. 6. All areas of all apartment buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. CITY OF DEPARTMENT OF COMMUNITY Renton '}+' AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 19, 2017 TO: Matthew Herrera, Planner FROM: Ann Fowler, Civil Engineer II, Plan Review SUBJECT: Greater Renton Highlands 2842 NE Sunset Blvd PRE17-000593 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(s) 722780- 1235, -1405, -1406, -1206, -1785, and -1205. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER I. The project is within the City of Renton's water service area in the Highlands 565 -hydraulic zone. 2. There is an existing (low-pressure) 8 -inch City water main located in Sunset Lane NE (see Water plan no. W-1878) with a capacity of 1,000 gallons per minute (gpm). This water line will need to be abandoned and replaced with a new 12 -inch water main along the west side of the development. 3. There is an existing 8 -inch City water main located in NE 10th Street (see Water plan no. W-3.878). 4. There is an existing 8 -inch City water main located in NE 12th Street (see Water plan no. W-1878) with a maximum capacity of 2,000 gpm. This water line will need to be abandoned and replaced with a new 12 -inch water main along the west side of the development. 5. There is an existing 10 -inch City water main located in Kirkland Ave NE (see Water plan no. W- 0092) with a maximum capacity of 3,300 gpm. 6. There is an existing 12 -inch City water main located in NE Sunset Blvd (see Water plan no. W- 3179) with a maximum capacity of 4,000 gpm. 7. Static water pressure is approximately 91 psi at elevation 354. 8. The proposed project is within the City of Renton's Sunset Lane NE Roadway and Utilities Improvement Plan, which includes the following water improvements currently being completed by the City: a. Installation of a new 12 -inch City water main located in NE 10th Street. Greater Renton Highlands— PRE174000593 September 19, 2017 Page 2 of 8 9. Based on the project information submitted by the applicant for the pre -application meeting, Renton Regional Fire Authority was not able to determine the preliminary fire flow demand for the proposed development. The following water system improvements are conceptual in nature and will be dependent upon final fire flow and hydrant location requirements determined by the Renton Regional Fire Authority upon submittal of sufficient information by the applicant: 10. Installation of looped water mains around the buildings and complex of buildings if the fireflow demand exceeds 2,500 gpm. 11. Installation of water mains within the interior access roads fronting the buildings. 12. • Installation of automatic fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention is required for each building. The DDCVA's shall be installed in an outside underground vault per City standard plan no. 360.2. The DDCVA's may be installed inside the building if it meets the conditions as shown on the City's standard plan 360.5 for installation of a DDCVA inside a building. 13. A separate domestic water meter is required for each commercial/mixed-used building and for each townhome unit. A double check valve assembly (DCVA) shall be installed downstream of the domestic water meter for the residential portion of the buildings. A separate meter with a reduced -pressure backflow prevention assembly (RPBA) is required for the commercial/retail portion of the buildings. 3 -inch and larger meters shall be installed inside an underground vault within the r/o/w or within an easement on private properties. The RPBA shall be installed behind the meter and inside an above -ground heated enclosure per City standard plan no. 350.2. The RPBA may be installed inside the building subject to a location approved by the City. Meter sizing shall be based on the Uniform Plumbing Code meter sizing criteria. 14. A pressure reducing valve (PRV) is required downstream of the domestic water meters because the water pressure is over 80 psi. 15. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. 16. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 17. 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 J of the City's 2012 Water System Plan. 18. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 19. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 20. A conceptual utility plan will be required as part of the land use application for the subject development. 21. The site is located within Zone 2 of an Aquifer Protection Area. 22. The development is subject to assessment charges related to the Special Assessment District for the Highlands Water Main Improvements established by City Ordinance no. 5462. 23. The development is subject to the City's Sunset Lane latecomers assessments for roadway and utilities improvements. 24. The development is subject to a water system development charge (SDC) fee. 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 $3,486.00 per meter, 1-1/2 inch meter is $17,430.00 and a 2 -inch meter is $27,888.00. A water system redevelopment credit is applicable to all existing water meters if they are abandoned. Greater Renton Highlands— PRE17-000593 5eptember 19, 2017 Page 3 of 8 SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8 -inch wastewater main located in Sunset Lane NE (see City plan no. S-1114). 3. There is an existing 8 -inch wastewater main located in the vacated right-of-way of Harrington Place NE (see City plan no. 5-1114). 4. There is an existing 8 -inch wastewater main located in NE 10th Street (see City plan no. S-0042). 5. There is an existing 18 -inch wastewater main located in NE Sunset Blvd (see City plan no. S-2268). 6. There is an existing 8 -inch wastewater main located in NE 121h Street (see City plan no. S-1114). 7. There is an existing private 8 -inch wastewater main located in across parcel number -1405 and the northwest portion of parcel -1205 which connects into a catch basin in NE 12th Street (see City plan no. S-0042). 8. All existing sewers will be required to be cut and capped during demolition of the properties. Existing easements could be abandoned after the sewers have been demoed. New sewers shall be installed to serve the development. 9. The proposed project is within the City of Renton's Sunset Lane NE Improvement Plan, which includes the following sewer improvements currently being completed by the City: a. Installation of a new 12 -inch City sewer main located in NE 10th Street. 10. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 11. Retail restaurant space will need to be directed to grease interceptor prior to connecting into the City's Sanitary Sewer system. 12. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the buildings. 13. 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. The current sewer fee for a 1 -inch meter is $2,540.00 per meter, 1-1/2 inch meter is $12,700.00 and a 2 -inch meter is $20,320.00. SURFACE WATER 1. There is an existing 36 -inch stormwater main located in NE 121h Street. 2. There is an existing 12 -inch stormwater main located in Harrington Place NE. 3. There is an existing 18 -inch stormwater main located in Sunset Blvd NE. 4. There is an existing 12 -inch stormwater main located in NE 101h Street. 5. The Sunset Regional Stormwater Facility, which consists of bioretention cells to infiltrate stormwater, is located in the northeast corner of the future Sunset Neighborhood Park. A portion of the tributary area directed to the regional facility includes approximately 0.77 acres in area from the Greater Highland Shopping Center north of NE 10th Street. 6. NE 1211 Street is included in the Sunset Area Green Connections plan as outlined in the Sunset Area Surface Water Master Plan. Installation of stormwater facilities upgrades, including an 8 -ft bioretention stormwater facility along the south side of NE 121h Street shall be designed and installed by the developer. A copy of the Master Plan can be accessed via the City website for review and further coordination at: http:/Zrentonwa.gov/uploadedFiles/Business/CED/planning/2011/SunsetArea Su_rfaceWater MasterPlan 0421 CouncilRevbraft sm. df Greater Renton Highlands— PRE37-000593 September 19, 2017 Page 4 of 8 7. The proposed project is within the City of Renton's Sunset Lane NE Improvement Plan, which includes the following drainage improvements currently being completed by the City: a. Installation of a new 12 -inch City storm main located in NE 101h Street, b. Installation of a new bioretention filtration unit located in the planter strip along NE 101h Street. 8. A drainage report complying with the current adopted version of the Renton Surface Water Design Manual (RSWM) will be required. Based on the City's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A — Flow chart to determine the type of drainage review required in the RSWDM. 9. Storm drainage improvements along all public street frontages (new internal site streets and existing public roads) are required to conform to the City's street standards. New conveyance systems shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. The applicant will be required to complete a full upstream and downstream analysis of the existing conveyance system, which shall be submitted with the proposed land use application. 10. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM 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. 11. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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 civil construction permit application. 12. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 13. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (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 slope 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. 14. Any City utilities in existing public right-of-ways or easements that will be vacated or released as part of the site redevelopment will need to be relocated as part of the site redevelopment by the applicant. 15. Surface water system development fee is $0.641 per square foot of new impervious surface area, but not less than $1,608.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Sunset Lane NE along the west property line(s) of parcel number 7227801225. Sunset Lane NE is classified as a Residential Access Road. Existing right-of- way (ROW) width is approximately 50 feet. Per City code 4-6-060, full street improvements, to be installed by the developer, shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 -foot curb, an 8 -foot planting strip, a 5 -foot sidewalk, street trees and storm drainage Greater Renton Highlands— PRE17-000593 September 19, 2017 Page 5 of 8 improvements on both sides of the street. This requires a full street right-of-way of 53 -ft along the full length of the street. The proposed re -alignment of Sunset Lane is acceptable. 2. The proposed development fronts NE 10th Street along the south property line(s). NE 10th Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. The proposed project is within the City of Renton's Sunset Lane NE Improvement Plan, which includes the following transportation improvements currently being completed by the City: a. Installation of frontage improvements along NE 1011h Street and the intersection of Sunset Lane NE and NE 10th Street as follows: i. 8 -ft sidewalk ii. Landscape strip (width varies from 8 -ft to 14 -ft based on roadway alignment) iii. 6 -foot parking lane with pedestrian bulb -outs on both the north and south sides iv. 10 -ft travel lanes (one in each direction) v. 0.5 -ft curb, gutter and storm drainage improvements b. The Sunset Lane TIP project provides for on street parking between Sunset Lane NE and Harrington Ave NE. The final site plans should reflect the on street parking areas. 3. The proposed development fronts NE 12th Street along the north property line(s). NE 12th Street is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 50 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet for a 2 -lane roadway. Dedication of 16.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 46 feet (23 feet from centerline), a 0.5 -foot curb, an 8 -foot planting strip, a 8 -foot sidewalk, street trees and storm drainage improvements. a. Per the adopted Master Plan, NE 121h Street shall have a right of way width of 83 -feet. City staff has determined a modified Collector Green Connection section is more appropriate for this portion of NE 121h Street. The modified street section shall have a right of way width of 69'. The paved roadway width shall remain as is with 40 feet, consisting of 2 —eastbound through lanes, one westbound through lane and a westbound right turn only lane. A 0.5 -ft curb, 8 -ft rain garden, and 6 -ft sidewalk are required along both sides of the roadway. The develop will be required to install the frontage improvements on the development side of the street. A right of way dedication of approximately 9.5' is required along the NE 12th Street frontage to provide the required 34.5' half right of way section. A street modification is required to be submitted to adhere to the modified Collector Green Connection section described above. 4. The proposed development fronts Kirkland Ave NE along the northeast property line(s). Kirkland Ave NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 -foot curb, an 8 -foot planting strip, a 5 -foot sidewalk, street trees and storm drainage improvements. If angled parking is desired, additional ROW and roadway width will be required. a. The Transportation Division cannot support at this time the revision to one-way southbound with angled parking. Northbound access is needed for fuel truck deliveries to the service station on the other side of Kirkland. (No other option is available forfuel truck access. The Sunset Blvd TIP project provides a left turn at Kirkland to accommodate this access need). This proposed revision should have Fire Authority approval since a fire station is located at the northwest corner of the NE 12th/Kirkland intersection and the Fire Authority may use this section of Kirkland proposed for revision as an emergency access route. Greater Renton Highlands— PRE37-000593 September 19, 2017 Page 6 of 8 5. The proposed development fronts NE Sunset Blvd along the east property line(s). NE Sunset Blvd is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 100 feet. To meet the City's complete street standards for principal arterial streets, minimum right of way width is 103 feet for a 5 -lane roadway. Dedication of 1.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 66 feet (33 feet from centerline), a 0.5 -foot curb, an 8 -foot planting strip, a 8 -foot sidewalk, street trees and storm drainage improvements. The City established street section for NE Sunset Blvd, which shall be installed by the developer as part of the proposed project, is as follows: a. 8 -ft planting strip between curb and sidewalk b. 12 -ft multi -use path (2 -ft clear width is required at back of path) c. Replaced 0.5 -ft curb along the frontage of NE Sunset Blvd Latest plans for the Sunset Blvd TIP project propose ped crossings at the NE 10th and at NE 12th intersections. No mid -block ped crossing is planned. The new midblock roadway shown on the Master Plan is acceptable. Left turns from Sunset Blvd and left turns out at this roadway are feasible. Level of service analysis at this location to verify this. If this roadway is extended as a public street between Sunset Blvd and Harrington Place NE., it is anticipated that a traffic signal will be needed at the intersection of this new street with Sunset Blvd. The traffic impact analysis discussed in Comment 14 should include a signal warrant analysis to confirm this. The latest Sunset Blvd TIP project plans showing road and ROW cross sections, and roadway paving and channelization plans, between NE 10th and NE12th, and along the street frontage are provided for reference. Final ROW dedication is dependent upon final design and survey. One of the goals of the Sunset Blvd project is access management by installing the center median and designing the roadway, along with signals and signing, to allow U-turns at the NE 10th and NE 12th intersections. The plans provided do not reflect accommodation of U-turns at the NE 12th intersection, but are being updated to accommodate U-turns. 6. The proposed development fronts Harrington Place NE along the west property line(s). Harrington Place NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. To meet the City's complete street standards for residential access streets, minimum right of way width is 53 feet. Dedication of 1.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 -foot curb, an 8 -foot planting strip, a 5 - foot sidewalk, street trees and storm drainage improvements, The proposed re -alignment of Harrington Place NE is acceptable. Coordination with the existing development construction project abutting the west side of Harrington may be necessary. 7. Dedication of the corner radiuses at the corners of Sunset Lane NE and NE 10th Street, NE Sunset Blvd and Kirkland Ave NE, Kirkland Ave NE and NE 12th Street and Harrington Place NE and Sunset Lane NE will be required; the actual dedication amount will be determined upon final survey. This includes dedication of corner radii needed at realigned Sunset Lane NE and NE 12th and at NE 10th and Harrington Ave NE 8. All new public streets for the development shall meet the minimum street standards as outlined in RMC 4-6-060F. Minimum standards for a residential access road requires a 53 -ft right-of-way, 26 -ft pavement width, 0.5 -ft curb and gutter, 8 -ft planter strips and 5 -ft sidewalks on both sides of the street. This includes the new mid -block street proposed between NE 10th Street and Kirkland Ave NE, which shall extend through the development and connect to Harrington Place NE. The proposed alley fronting Block A shall be a full public street meeting the minimum design requirements outlined above. Greater Renton Highlands— PRE17-000593 September 19, 2017 Page 7 of 8 9. Five alleys each with a pavement width of 20 -ft, are proposed to provide access to each townhome unit. a. No parking is allowed within the 20 -ft paved roadway of the alleys. 10. All street crossings shall meet ADA compliance. 11. 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. The maximum driveway width shall not exceed 30 -feet. 12. Parking lot construction shall be in accordance with City code 4-4-80G. 13. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 14. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 — 9:00) or PM (3:00 — 6:00) peak periods. Traffic study guidelines are included with the pre -application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. a. The TIA should include Level of Service analysis at the following intersections: L NE 10th/Sunset Blvd ii. Kirkland Ave NE/Sunset Blvd iii. NE 12th/Sunset Blvd iv. NE 12th/Kirkland Ave NE v. NE 12th/Harrington Ave NE vi. Other nearby intersections may need to be analyzed pending the results of the TIA b. The TIA should also include analysis of level of service operation at all sites of proposed ingress and egress (i.e., on NE 10th, NE 12th, Harrington Place NE, and the two proposed locations on Sunset Blvd). c. The TIA should also include a signal warrant analysis at the intersection of the new east - west public street (noted in Comment 5 above) and Sunset Blvd 15. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee for an apartment is $3,358.55 per room. The current rate of transportation impact fee for a townhome is $2,822.61 per unit. The current rate of transportation impact fee for senior housing is $1,464.90 per dwelling. The current rate of transportation impact fee for a shopping center is $13.29 per square foot of building. The current rate of transportation impact fee for a sit-down restaurant is $30.48 per square foot of building. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 16. WSDOT needs to be provided the opportunity to review this development proposal. 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. Greater Renton Highlands— PRE17-000593 September 19, 2017 Page S of S 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 -ft minimum horizontal and 1 -ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 -ft horizontal and 1.5 -ft vertica I. 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 wail or of the building. 4. All construction utility 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:Z/rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 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 development fee schedule. DEPARTMENT OF COMMUNITY "TY°F t AND ECONOMIC DEVELOPMENT Renton 17. M E M Q R A N D U M DATE: September 21, 2017 TO: Pre -Application File No. 17-000593 FROM: Matt Herrera, Senior Planner SUBJECT: Greater Renton Highlands 2842 NE Sunset BLVD 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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located on the north side of NE Sunset Blvd between NE 101h St., NE. 121h St., Harrington PI NE, and Kirkland Ave NE at 2842 NE Sunset Blvd. The project site totals five parcels approximately 10 acres and is located within the Center Village (CV) zoning classification. The preapplication packet proposes to redevelop the existing shopping center into 650 multi -family dwelling units. The breakdown in dwelling units would be 140 townhomes, 310 apartment in two (2) buildings, and 200 senior housing units in one (1) building. The proposal also includes approximately 37,000 square feet of commercial space. The applicant proposes to vacate Sunset Lane NE and dedicate a new spine road that is aligned with the Sunset Lane NE park loop and Jefferson Ave NE. As shown on the proposed master plan, most of the parking would be within the structures with some surface parking located near the NE 1211 St and Kirkland Ave NE frontage. The site is located in a Wellhead Protection Area Zone 2. Current Use: The subject property is comprised of six (6) parcels and Sunset Lane NE. The property contains a total of 73,622 square feet of commercial space in several buildings. Zoning: The subject property is located within the Center Village zoning classification. Attached residential units are permitted within the CV zone, provided ground floor commercial development at a minimum of seventy five percent (75%) of the frontage of the building is Greater Renton Highlands Preapplication Meeting September 21, 2017 required for all residential projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. Blocks B and C would require ground floor commercial in the amounts listed above. The PUD development regulations do not allow modifications to use requirements such as these. 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 "CV standards" herein) and any special requirements/limitations of the Sunset Area Community Planned Action Ordinance. The property is also located within Urban Design District V, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Densit —The density range allowed in the CV zone is a minimum of 20.0 to a maximum of 80.0 dwelling units per net acre (du/ac). Density Bonus Review allows densities of up to 30 -percent above the maximum if the proposal meets affordable housing requirements of RMC 4-9-065. Right of way dedication could not be determined at this time therefore a calculation on net density could not be provided. The gross density for the proposed 650 units is 67 du/ac. The applicant would be required to demonstrate compliance with the density range of the CV zone using net density calculations and a Density Worksheet would need to be submitted with the land use application. Density cannot be modified via the PUD process. Minimum Lot Size, Width and Depth -The minimum lot size requirement of 25,000 square feet would be applicable to any CV zoned lot that would be created as part of subdivision, lot combination, lot line adjustment. There are no minimum lot width or depth requirements. Lot Coverage — The maximum lot coverage for buildings is 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. Lot coverage is calculated using the horizontal area measured within the outside of the exterior walls of all principal and accessory buildings on a lot including all covered decks and porches. The maximum for the proposal would be 65 -percent as surface parking is proposed for Block D. 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. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary 15 ft. The minimum setback may be reduced to 0 ft. through the site Front Yard plan review process, provided blank walls are not located within the reduced setback. Maximum Secondary 20 ft. Front Yard Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Greater Renton Highlands Preapplication Meeting September 21, 2017 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. It appears several of the buildings do not meet minimum front yard setbacks Block D exceeds maximum front or secondary front setbacks. Modifications to these standards are dependent on, but not limited to, the architectural design of the buildings, pedestrian orientation, and bulk/mass reduction. Staff encourages the applicant to provide conceptual elevation drawings for feedback early in the process and prior to scheduling the application pre-screen and application submittal. Building Orientation - Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. The front entry of residential only uses shall be oriented to a public or private street developed to the City's required street standards. Height — Maximum building is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2- 120C.16 can be met. Building height could not be reviewed as elevations were not provided. Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" please refer to these standards in their entirety. For multi -family developments a minimum of 1 '/: square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. Additionally, at least one deposit area/collection point for every 30 dwelling units is required. The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. 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. Compliance with these standards will need to be shown in the land use application. Required Location for Parking — For residential uses, required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. For commercial uses, parking may not be located between the building and the public street unless located within a structured parking garage. For mixed use, joint use parking is required. 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. The development standards require that all pervious areas within the property boundaries be landscaped. The following are typical landscaping Greater Renton Highlands Preapplication Meeting September 21, 2017 requirements applicable to your proposal. Please refer to the landscaping regulations (RMC 4-4- 070) in their entirety for additional general and specific requirements: Street frontage landscaping — Ten -feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten -feet. In those cases, ten -feet of landscaping shall be required where buildings are not located. Street trees and landscaping within ROW - Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and groundcover are to be located in this area when present. Parking lot landscaping — Surface parking lots between 51 to 99 spaces requires 25sf of landscaping per parking space within the parking lot. Planters shall be sized to dimensions of at least 8 -feet by 12 -feet to accommodate trees as they mature. Perimeter parking lot landscaping at least 10 -feet in width measured from the ROW is required. See RMC 4-4-070 for planting requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8- 120D.12, is required with the land use application. Tree Preservation: If significant trees (greater than 6 -inch caliper or 8 -caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2') caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60' in height or greater than 18" caliper. 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. A formal tree retention plan would be reviewed at the time of land use application. Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this project, the location must be designated on the landscape plan. A fence and/or wall detail Greater Renton Highlands Preapplication Meeting September 21, 2017 should also be included on the plan as well. Maximum height for fences and retaining walls for residential uses is 6 -feet. Please refer to RMC 4-4-040 for fence and retaining wall requirements. Parking: The following ratios would be applicable to the site: Use Ratio Attached Residential Min: 1 space / unit �}vh "6 Max: 1.75 spaces / unit Retail Sales Minimum and maximum of 2.5 spaces per 1,000sf of net floor area Eating & Drinking Establishments A minimum and maximum of 10 per 1,000 square feet of dining area. Shopping Center A minimum of 2.5 per 1,000 square feet of net (A group of buildings, structures and/or uncovered floor area and a maximum of 5.0 per 1,000 commercial areas, or a single building containing square feet of net floor area. four (4) or more individual commercial establishments, planned, developed and managed as a unit related In location and type of shops to the trade areas that the unit serves.) The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall development. Please refer to RMC 4-4-08OF for parking lot design standards. Additionally, the proposal would be required to provide bicycle parking based on 10 % of the required number of parking stalls for commercial uses and one-half (0.5) bicycle parking space per one dwelling unit. The bicycle parking provided for the residents shall provide 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. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages (townhomes) can count toward the minimum requirement. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. Access: Driveways shall not be closer than 5 -feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165 -feet of street frontage serving any one property or among properties under unified ownership or control; for each 165 -feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. Greater Renton Highlands Preapplication Meeting September 21, 2017 Urban Design Regulations; Compliance with Urban Design Regulations, District V, is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall identify how the project meets each urban design regulation. Architectural elevations were not provided with the preapplication, therefore the comments are general in nature. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. 3. Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (illustration below); or b. Have the ground floor residential uses raised above street level for residents' privacy. 4. Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. 5. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. 6. Parking shall be located so that no surface parking is located between: a building and the front property line; a building and the side property line (when on a corner lot). Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 7. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. The entire public facing facade shall be pedestrian -oriented. 8. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 9. 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 shall be provided. 10. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian - oriented space. The pedestrian -oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. Greater Renton Highlands Preapplication Meeting September 21, 2017 11. Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. 12. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 13. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. 14. The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. 15. Site furniture shall be provided and shall be made of durable, vandal- and weather - resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. 16. Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. 17. Building roof lines shall be varied and include architectural elements to add visual interest to the building. 18. Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Critical Areas: The site is located in a Wellhead Protection Area Zone 2. The City may require an applicant to prepare a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality, and sufficient information is not readily available. Such a report shall be prepared by a qualified professional at the applicant's expense. At a minimum, o fill source statement will be required for any offsite soils brought to the site. Environmental Review: The subject property is within the Sunset Area Planned Action. When a project is proposed within a planned action area, the environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. An environmental checklist must be completed and submitted with the application to verify compliance with the EIS. No other environmental action is required if the proposal is compliant with the planned action. If the proposal exceeds the development thresholds or alters the assumption and analysis specified in the planned action ordinance, further environmental review may be required. Permit Requirements: The applicant has requested in the preapplication materials to have the application entitled under the Preliminary Planned Urban Development (PUD) process. The PUD option allows modification of many of the codes referenced in this memo if public benefits are provided. All modifications including but not limited to development standards, parking, setbacks, etc. will be considered simultaneously as part of a planned urban development. Greater Renton Highlands Preapplication Meeting September 21, 2017 In addition to providing a public benefit, Applicants must demonstrate that the proposed development is superior to that which would result without a PUD. Please refer to RMC 4-9-150 for public benefit requirements, additional PUD review criteria, and open space requirements. The applicant would be required to provide written responses to PUD decisional criteria that articulates how the project is superior and provides a public benefit. Planned urban developments may be proposed to be developed in one or more phases. If developed in phases, each phase of the planned urban development shall contain adequate parking, open space, recreation space, public benefits, landscaping, buffering, circulation, utilities and other improvements necessary so that each phase, together with any earlier phases, may stand alone. Separate phases could be reviewed under their own individual Final Planned Urban Development (FPUD) application similar to the Master Plan process. A preliminary plat application would be required if the applicant proposes fee simple lots for the townhome component of the project. The application would require a lot line adjustment to alter interior lot lines within the project site if the applicant chooses to not pursue a preliminary plat. The PUD, preliminary plat, or lot line applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2017 Preliminary Planned Urban Development application fee is $5,000.00, preliminary plat application fee is $10,000.00, and lot line adjustment application fee is $1,000.00. There is an additional 3% technology fee (tech fee will likely increase during 2017) at the time of land use application. Detailed information regarding the land use application submittal can be found on the City's website by searching Land use permit application forms. The City now requires electronic plan submittal for all applications. The City's Electronic File Standards can be found on the City's website. The project would also require a street vacation to vacate Sunset Lane NE within the project site. A street vacation is a separate process from the PUD and lot line adjustment that requires City Council approval. Any staff recommendation to vacate and existing ROW would be contingent an the project moving forward with entitlements in place and building permits ready for issuance. In addition to the required land use permits, separate construction, building and sign permits would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value �! equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300 -feet of the subject property. The neighborhood meeting is intended to be a developer -neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood Greater Renton Highlands Preapplication Meeting September 21, 2017 meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact Fees: In addition to the applicable building and construction fees, the following 2017 impact fees would be required prior to the issuance of building permits. • Fire Impact Fee currently assessed at $718.56 per new dwelling unit; $0.88 per square foot of retail; $2.67 per square foot of restaurant. • Transportation Impact Fee assessed at $3,358.55 per new apartment unit. See updated Renton Fee Schedule on the City's website for commercial use transportation impact fees. • Renton School District Impact Fee currently assessed at $1,448.00 per new multi -family unit. • Parks Impact Fee currently assessed at $1,858.95 per new dwelling unit. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment. Expiration: Preliminary approval of planned urban developments are valid for two (2) years of the effective date of action by the Hearing Examiner or five (5) years if associated with a preliminary plat. A Final Planned Urban Development application must be submitted prior to the 2 -year or 5 -year expiration. RENTONHIGHLANDS /RENTON,WA PRE17-000593 master plan CONCEPTUAL WATER MAIN IMPROVEMENTS LAYOUT — �. BY: ABDOUL GAFOUR - WATER UTILITY MANAGER - 9/20117 NEW 12" WATER \\�\ ?^ + WATER PIGAL) EXIST W WATER NEW FOR 10- \ MAX. FLOWRATE (2.000 GPM) -- ,.• j \ \+• <'E, k 1A 1L • w f2 l 711 WATCR FLOWRATE (4.800 GPM) 3y ------------------ IN --- wvi w 100 Soh e} NEW 12' WATER EXnT 12" WATERATEFXIS (TYPICAL) MAX. FLOWRATE (4.00 GPM) MA%FLOWRATE (3,300 GPM) 2 ANKROM MOISAN ARCHITECTS RENT [1N jilGHMAS IEP, ?1AN -S1 LU'. 1f 17 l� AnRrom Moisar. r z LLJ In In z a J z 0 z LU ix I 4 � Utilities Notes None DAI IL .::::.T >i 56 0 128 256 Feet IGS -1984 Web Mercator Auxiliary_Sphere City of e- -n'ton .�-_: Finance & IT Division Legeno City and County Boundary Renton Addresses Private Parcels Gravity Mains Renton Fire Hydrant Renton Hydrant Other System Private — Water Gravity Pipe KC Pressurized Mains - � Water Main KC Gravity Mains —.1 Water Service Areas Network Structures Lift Stadol! Inlet i:IPan niitc ,._, Manhole Information Technology - GIS This map is a user genaraled static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may nut be Renton MapSupport@Rentonwa.gov accurate, current orotherwlse reliable 9/21/2017 THIS MAP IS NOT TO BE USED FOR NAVIGATION