HomeMy WebLinkAboutPRE_4th_Dim_PRE_APP_LTR_190709_v1PRE-APPLICATION MEETING FOR
NE 4TH MIXED USE APARTMENTS
PRE 18-000054
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 15, 2018
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewers: Rohini Nair, 425-430-7298, rnair@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@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.
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
M E M O R A N D U M
DATE:February 15, 2018
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:4502 NE 4th Mixed Use Apartments
1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants is
required. One within 150-feet and two within 300-feet of the building. 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. A looped water main is required if fire flow exceeds
2,500 gpm. Existing hydrants may be counted toward the requirements as
long as they meet current code. A minimum of one new fire hydrant is
required.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit.
Current rates for retail are $1.25 a square foot, office use is $0.26 a square
foot and for restaurant it is $5.92 a square foot. These fees are paid at time
of building permit issuance. No charges to covered parking garages. Credit
granted for the removal of the one existing home.
3. Approved fire sprinkler and fire alarm systems are required throughout all of
the 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.
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.
5. All buildings are required to be equipped with elevators to meet the size
requirements for a bariatric size stretcher to all areas of each building. Car
size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
6. All areas of all 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 15, 2018
TO:Clark Close, Senior Planner
FROM:Rohini Nair, Civil Engineer III
SUBJECT:Pre-Application Comments for 4502 NE 4th Mixed Use
Apartments PRE18-000054
I have reviewed the pre-application submittal for the Mixed Use Apartments 4502 NE 4th Street
(KC Parcel ID: 1023059068). The applicant is proposing a mixed use commercial and 24-unit
apartment building with parking garage. There is an existing house in the site.
WATER COMMENTS
The proposed development is within the City of Renton’s Highlands water service area and in
the 565-pressure zone.
The development is within Zone 2 of the City’s wellhead protection areas.
There are existing water mains in the vicinity of the site:
8-inch water main in NE 4th Street that can deliver a maximum capacity of 2,500 gallons
per minute (gpm) – refer to City water project plan no. WTR2700240
12-inch water main in Bremerton Ave NE that can deliver a maximum capacity of 4,000
gallons per minute (gpm) – refer to City water project plan no. WTR2701910.
The static water pressure is approximately 74 psi at ground elevation of 394 feet.
(If applicable) There is (are) existing water service(s) to the subject property:
One 3/4-inch domestic water meter
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 is 2,500 gpm including the use of an automatic fire sprinkler system. Per City
Codes, a looped water main around the building(s) is required when the fire flow demand
exceeds 2,500 gpm.
The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to:
1. Installation of off-site and on-site fire hydrants. The location and number of hydrants
will be determined by the Fire Authority 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).
2. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler stub and related
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piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
be installed on the private property in an outside underground vault per City standard
plan no. 360.2 The DDCVA may be installed inside the building if it meets the conditions
as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building.
The location of the DDCVA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility. The DCVA should be located on the Bremerton Ave NE side
of the site.
3. Installation of one commercial domestic water meter for the commercial use and a
separate domestic water meter for the residential use for each building. The sizing of
the meter(s) shall be in accordance with the most recent edition of the Uniform
Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in an
exterior vault per standard plan no. 320.4. The meter vault shall be located within public
right-of-way or within an easement on private property.
4. Installation of a with a backflow prevention assembly on private property behind each
domestic water meter.
A double check valve assembly (DCVA) is required for water meters for residential water
use for buildings with 3 or more floors. DCVA’s with size 2-inch or smaller shall be
installed a meter box and DCVA’s with size 3-inch and larger shall be installed in an
exterior vault per City standard plan 320.4. The location of the DCVA’s inside the
building must be pre-approved by the City Plan Reviewer and Water Utility.
A reduced-pressure principle backflow prevention assembly (RPBA) is required for water
meters for retail, commercial, industrial water use. The RPBA shall be installed inside an
above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be
located inside the building if a drainage outlet for the relief valve is provided and the
location is pre-approved by the City Plan Reviewer and City Water Utility Department.
5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
6. The existing domestic water service should be cut and capped.
7. 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. Adequate horizontal and vertical
separations between the new water main and other utilities (storm sewer pipes and
vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
8. A conceptual utility plan will be required as part of the land use application for the
subject development.
9. 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
connections, cut and caps, and purity tests. A complete list of water SDC and installation
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fees can be found in the City’s 2018 Development Fee Schedule on the City’s website.
Fees that are current will be charged at the time of construction permit issuance.
10. The development is subject to water system redevelopment fees based on the size of
the existing meters and if the existing meters are abandoned.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
There is an existing 10” sewer main on Bremerton Ave NE. Reference COR Project File
WWP2701910 in COR Maps for record drawings.
There is also an existing sewer main on NE 4th Street.
2. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least
2% to the main.
3. Drainage from all parking under cover shall be routed to the sanitary sewer system after
passing through a City approved oil/water separator.
4. Underground parking garage can pump for sewer service. All other floors should have
gravity sewer service.
5. The development is subject to sewer system development charges (SDCs) for the new
sewer services. The SDC for sewer service is based on the size of the domestic water
service. A complete list of water SDC and installation fees can be found in the City’s
2018 Development Fee Schedule on the City’s website. Fees that are current will be
charged at the time of construction permit issuance.
6. The East Renton Interceptor Commercial Special Assessment District (SAD) fee is
applicable on the project.
STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface
Water Design Manual (RSWDM) will be required.
2. The site contains an existing house that will be removed for the construction of the
proposed building.
3. City GIS map shows a private existing 12 inch diameter stormwater pipe that runs in the
east-west direction and located at the middle of the site, which conveys a stream. The
storm system conveys a stream that drains a large upstream tributary area that includes
wetlands. The relocation of the piped section of stream on the property should consider
daylighting the stream to be an open channel, as a preferred option over placing the
stream in a pipe.
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No building shall be constructed over existing stormwater pipe or any existing public
stormwater easement. Alternate stormwater pipe system may be allowed to convey the
existing upstream stormwater to the downstream and located outside the building
footprint and outside the zone of influence of the building foundation. The relocated
storm system will have to be sized per the 2017 RSWDM and a level 3 downstream
analysis would be needed. The analysis would need to account for the runoff for the
total upstream tributary area. The report must include the basin boundary map used in
calculating the upstream tributary basin runoff. If the relocation of the existing storm
system is allowed and; the relocated storm system is sized to meet City requirements
and is acceptable to the City, the City would accept the storm system that convey the
offsite runoff across the property from the upstream tributary area for maintenance
purposes, but it would have to be located in a minimum 15 feet wide public stormwater
easement with acceptable access for the City. The existing stormwater pipe located
within the site should be abandoned and removed.
An easement relinquishment is required before any building is constructed in the
easement area.
4. There is existing 12-inch diameter public stormwater main on the south half of the
Bremerton Ave NE frontage. City code requires stormwater improvements on all
frontages of the site as part of the frontage improvements. Reference COR Project File
TED4001910 in OR Maps for record drawings.
5. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of
drainage review is required for this site. The site falls within the City’s Flow Control
Standard (Forested Site Conditions). The site falls within the Lower Cedar River drainage
basin.
6. On-site BMPs satisfying Core Requirement #9 will be required for the site to the extent
feasible. On-site BMPs shall be evaluated in order of preference by feasibility as
described in Section C.1.3 of the 2017 RSWDM.
7. Any new storm drain installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2017 RSWDM.
8. A geotechnical soils report for the site is required per the standards found in Section
C.1.3 of the 2017 Renton Surface Water Design Manual. 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 geotech report should include information of the type of soil, presence
of fill, suitability of full infiltration or limited infiltration on the site. The geotech report
should also include information of any critical areas in the site and any wet season
construction restrictions.
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9. The development is subject to stormwater system development charges (SDCs). The
2018 stormwater SDC is $0.687 per square foot of new impervious surface but not less
than $1,718.00. SDCs that are current are due at the time of construction permit
issuance.
TRANSPORTATION/STREET COMMENTS
1. The 2018 transportation impact fees based on land use category is available in the Fee
Schedule at the City of Renton website. Transportation impact fees that are current are
payable at the time of building permit issuance.
2. Existing right-of-way width fronting the site in Bremerton Ave NE is 25 feet. Bremerton
Ave NE is classified as a residential access road. To meet the City’s complete street
standards, half street improvements including a 26-foot paved roadway, 0.5- foot wide
curb, 8-foot planter strip and 5-foot sidewalk are required to be constructed in the right
of way fronting the site per City code 4-6-060. To build this road section approximately
39.5 feet of right of way will be required in Bremerton Ave NE at the intersection and
will taper down to 28 feet towards the north property line. Final right of way and
dedication width shall be subject to survey.
3. Existing right-of-way width in this section of NE 4th Street is 84 feet. NE 4th is classified
as a Principal Arterial. There is the NE 4th Street corridor improvement plan. To meet the
requirements, half street improvements including a 0.5-foot wide curb, 5-foot wide
landscaped planter, 5-foot wide sidewalk, a 5- foot bike lane, a 22 foot paved roadway
and 6 feet for a left turn lane will be required fronting the site per City code 4-6-060.
Dedication of 1.5- foot of right of way will be required fronting the site. +This will
provide for a future 87-foot wide right of way in NE 4th Street.
4. Traffic impact analysis is required for projects that generate 20 or more new trips in
either AM peak or PM peak. Please refer to the City of Renton’s Policy Guidelines of
Traffic Impact Analysis. For any project that generates more than 20 new peak hour
trips, the traffic impact analysis shall include:
a) The level of service study at subject site driveways, and
b) The level of service and signal warranty analysis at the intersection of NE 4th
Street and Bremerton Ave NE.
5. Driveways shall follow requirements of RMC 4-4-080, RMC 4-6-060, and the
requirements of the Renton Fire Authority.
6. Street lighting in accordance with City Standards is required along all public street
frontages for commercial sites with commercial structures larger than 5,000 square feet.
A street lighting plan and photometric analysis shall be submitted as part of the
construction permit submittal.
7. Paving and trench restoration within the City of Renton right of way shall comply with
the City’s Restoration and Overlay requirements.
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GENERAL COMMENTS
1. The fees listed are for 2018. The fees that are current at the time of the respective permit
issuance will be levied. Please see the City of Renton website for the current development
fee schedule.
2. All new utility lines (i.e. electrical, phone, and cable services, etc.) must be underground.
The construction of these franchise utilities must be inspected and approved by a City of
Renton inspector.
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. A 15-foot utility easement will be required for any new public water main, hydrants and
water meters within private property.
5. All civil plans shall conform to the current City of Renton survey and drafting standards.
Current drafting standards can be found on the City of Renton website.
6. A separate plan submittal will be required for a construction permit for utility work and
street improvements. All plans shall be prepared by a licensed Civil Engineer in the State
of Washington.
7. Please see the City of Renton Development Engineering website for the Construction
Permit Application and Construction Permit Process and Submittal Requirements. Please
contact the City to schedule a construction permit intake meeting.
8.All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/
for more information.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 15, 2018
TO:Pre-application File No. 18000054
FROM:Clark H. Close, Senior Planner
SUBJECT:4502 NE 4th Mixed Use Apartments – 4502 NE 4th St
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 at the NE intersection of NE 4th St and
Bremerton Ave NE at 4502 NE 4th St (APN 1023059068). The project site totals 24,095 square
feet (0.55 acres) in area and is zoned Commercial Arterial (CA). The applicant proposes to
develop the property by constructing a 4-story mixed use building with 24 apartment units and
8,400 square feet of ground floor commercial space. Each of the residential dwelling units would
be 2 bedroom units. The site would contain 47 below grade structured parking stalls and 19 at-
grade parking garage stalls for a total of 66 structured parking spaces. Half of which would be
compact. A single elevator would provide access to the apartment units to floors 2-4. The
second floor would include a roof deck and private balconies would be included within each
unit. Access to the site would be provide from Bremerton Ave NE. The site is located within the
Wellhead Protection Area Zone 2 and City of Renton (COR) Maps identified regulated slopes
onsite.
Current Use: The property contains a 2,060 square foot single family residence built in 1943,
which is proposed to be removed.
Comprehensive Plan/Zoning Requirements: 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
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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. Commercial space shall be provided on the ground floor at
thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be
permitted through the site plan review process, provided no portion of the depth is reduced to
less than twenty feet (20'). All commercial space on the ground floor shall have a minimum
floor-to-ceiling height of fifteen feet (15'). No residential uses are allowed on the ground floor
along any street frontage. The ground floor consist of 8,400 square feet of commercial space,
measuring up to 110 feet in length and 84 feet wide. The balance of the ground floor consists
of structured parking (19 stalls).
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 10 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 0.55 acres. The applicant is proposing 24 new dwelling units or
43.6 dwelling units per gross acres. (24 du / 0.55 ac = 43.6 du/ac). The applicant would be
required to submit a Density Worksheet and demonstrate compliance with the net density
requirements of the zone at the time of formal application.
Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet.
There are no minimum requirements for lot width or depth within the CA zone at this location.
No changes are proposed to the existing commercial arterial lot, other than the required right-
of-way dedications along the public street frontages.
Building Coverage – 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. The rough estimate of the proposed building area
covers is about 63 percent (63%) of the gross lot area. It is the applicant’s responsibility to
demonstrate compliance with building coverage requirements at the time of formal
application.
Building 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. 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.
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Minimum Secondary 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 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.
The project site is surrounded by similarly zoned commercial arterial properties. The project
would be subject to 15-foot front yard and secondary front yard setback. Through site plan
review, the setback may be reduced provided blank walls are not located within the reduced
setback. Based on the submitted drawings, the project appears to maintain a 0 ft setback on NE
4th St, a 0 ft setback on Bremerton Ave NE, a 26 ft setback to the north property line, and a 0 ft
setback to the east property line. 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 or 60 feet for mixed-use
(commercial and residential) in the same building. Heights may exceed the CA zone’s maximum
height with a Conditional Use Permit. 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, however 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. No building
elevations were provided. It is the applicant’s responsibility to demonstrate compliance with
building height requirements and FAR Part 77 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).
Refuse and Recycling Areas – Refuse and recycling areas need to 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. Based on a commercial space of
8,400 square feet and 24 residential units, a collection area of approximately 234 square feet
would be required for a refuse and recycling enclosure. The site plan did not identify a refuse
and recycling enclosure area. The Urban Design Regulations also require additional
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treatments noted later in this memo. Compliance with the refuse and recycling standards
(general and Urban Design) would be reviewed with the land use application.
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.
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.
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 an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention worksheet would
be required with the land use application. An inventory, retention plan, and arborist report
would be required with the application if significant trees are to be removed.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet (4') requires a
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building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard;
fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a
building permit. A fence shall not be constructed on top of a retaining wall unless the total
combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence. New or existing fencing would need to comply with the fence requirements of
the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information
about fences and retaining walls. The western edge of the property, along Bremerton Ave NE,
contains an ecology block wall. The existing ecology block wall would be removed after the
new parking garage retaining walls are in place. No other fences or retaining walls were
shown on the submitted materials.
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. See RMC 4-4-080F.10.d for parking space requirements for the various
types of commercial activities outside of the center downtown zone. A total of 66 surface
parking stalls were identified in the site plan. Together the 24 residential units and 8,400
square feet of general retail space would require between 45 and 63 parking spaces.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include,
but is not limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities. An increase greater than 25 percent would
also require a formal modification pursuant to RMC 4-9-250D.
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. 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
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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.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I.
Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the
street frontage. The width of any driveway shall not exceed 30 feet. A single access point on
Bremerton Ave NE is proposed which would meet the spacing and access requirements. The
final location of the access point on Bremerton Ave NE would be determined through Site Plan
Review and redevelopment of the parcel.
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.
Signage: One freestanding business sign (restricted to monument/ground signs only) is
permitted per street frontage. Pole, roof, and can/cabinet signs are not permitted within the CA
zone. Each sign shall not exceed an area greater than one and one-half square feet for each
lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed
a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5
feet in height and shall include decorative landscaping surrounding the sign. In addition to the
permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade, to
which it is applied, are also permitted. See RMC 4-4-100 for additional sign requirements.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required.
See RMC 4-3-100 for a menu of options and requirements. The land use application shall include
a written narrative of how the project meets each of the applicable urban design regulations.
The following are some, but not all, of the design regulations applicable to your project.
1. Buildings shall be oriented to the street with clear connections to the sidewalk.
2. 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.
3. 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.
4. 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.
5. A pedestrian circulation system of pathways that are clearly delineated and connect
buildings, open space, and parking areas with the sidewalk system and 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
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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.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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.
Critical Areas: There appears to be no wetland or streams on the project site. The site is located
within the Aquifer Protection Zone 2. The overall purpose of the aquifer protection regulations
is to protect aquifers used as potable water supply sources by the City from contamination by
hazardous materials. All fill material regarding quality of fill and fill material source statement
requirements, within aquifer protection areas, are required per RMC 4-3-050H.8. 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.
Environmental Review: The construction of a commercial building greater than 4,000 square
feet, more than 9 residential units and/or parking for more than 20 automobiles will require
Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800.
An environmental checklist must be submitted with the land use application.
Permit Requirements: Hearing Examiner Site Plan Review is required for all development in the
CA zone with four (4) stories or sixty feet (60’) in height. A Site Plan Review application and
environmental checklist are reviewed concurrently in an estimated time frame of 12 weeks once
a complete application is accepted. The 2018 Hearing Examiner Site Plan Review application fee
is $3,500 and the 2018 application fee for SEPA Review (Environmental Checklist) is $1,500. Each
modification request for 2018 is $250. A 5% technology fee would also be assessed at the time
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of land use application. All fees are subject to change. Detailed information regarding the land
use application submittal can be found on the City’s new website by clicking “Land Use
Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The
City now requires electronic plan submittal for all applications. The City’s Electronic File
Standards can also be found on the City’s old website at www.old.rentonwa.gov.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
land use permits, but cannot be issued prior to the completion of any appeal periods.
Public Information Sign: Public Information Signs are required for all Type III Land Use Permits,
Site Plan (Hearing Examiner), 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 (see land use forms on City website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
Public Outreach Sign: Public Outreach Signs are required for projects with an estimated value
equal or greater than ten million dollars ($10,000,000). 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 information that lends greater understanding of the
project.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting shall occur after a pre-
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Impact Fees: In addition to the applicable building and construction fees, the following 2018
impact fees would be required prior to the issuance of building permits.
Transportation Impact Fees would be based on the land use. For example the multi-
family residential impact fee is $3,358.55 per new multi-family dwelling unit;
A Park Impact Fee of $1,858.95 per new multi-family dwelling unit (5 or more units);
A Fire Impact Fee of $964.53 per new multi-family dwelling unit; and
A Renton School Impact District Fee of $1,448.00 per new multi-family dwelling unit.
Next Steps: When the formal application materials are complete, the applicant will have the
materials pre-screened with the project manager at the 6th floor front counter prior to
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submitting the complete application package. Please contact Clark Close, Senior Planner at 425-
430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration: Once the Site Plan application has been approved, the applicant has two 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.
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COR Maps
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
PRE18-000054
1/31/2018
Legend
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City and County Boundary
Addresses
Parcels
Zoning
RC-Resource Conservation
R1-Residential 1 du/ac
R4-Residential 4 du/ac
R6-Residential - 6 DU/AC
R8-Residential 8 du/ac
R10-Residential 10 du/ac
R14-Residential 14 du/ac
RMF-Residential Multi-Family
RMH-Residential Manufactured Homes
CN-Commercial Neighborhood
CV-Center Village
CA-Commercial Arterial
UC-Urban Center
CD-Center Downtown
COR-Commercial Office/Residential
CO-Commercial Office
IL-Industrial - Light
IM-Industrial - Medium
IH-Industrial - Heavy
Overlay Districts
Auto Mall A
Auto Mall B