HomeMy WebLinkAboutPRE19000173_Sunset_Highlands_Mixed_Use_190822PREAPPLICATION MEETING FOR
Sunset Highlands Mixed Use
4409 NE Sunset Blvd
PRE19-000173
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 22, 2019
Contact Information:
Planner: Matt Herrera, 425.430.6593
Public Works Plan Reviewer: Justin Johnson, 425.430.7291
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
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
preparing final documents.
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).
PRE19-000173
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 22, 2019
TO:Pre-Application File No. 19-000173
FROM:Matt Herrera, Senior Planner
SUBJECT:Sunset Highlands Mixed Use
4409 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, and City Council). Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the
applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal
Code. The Development Regulations are available online at www.rentonwa.gov.
Project Proposal: The subject property (APN 032305-9093) is vacant parcel located on the south
side of NE Sunset Blvd near the intersection of Anacortes Ave NE. The project site totals 0.81 acres
in area and is located within the Commercial Mixed Use (CMU) land use designation, Commercial
Arterial (CA) zoning classification, and Urban Design District ‘D’. The applicant proposes to
construct 16 attached dwelling units and 1,929 square feet of commercial space. The project
includes 16 garage parking spaces and 13 surface parking spaces. Access is proposed via two
driveways along NE Sunset Blvd. Stream buffer encroachments are proposed along the southern
portion of the property. The City’s mapping system indicates an Ns rated stream (Honey Creek) is
located on the southeast corner of the property.
Current Use: The subject property is currently vacant.
Zoning: The CA zone allows attached dwelling units - flats with the following condition identified
in RMC 4-2-080 footnote #6: Standalone residential buildings would not be permitted here as the
site does not abut a residential zone. Therefore dwelling units shall be integrated into a vertically
mixed use building with ground floor commercial and are subject to the Residential Mixed Use
Development Standards (RMC 4-4-150).
Commercial uses in residential mixed-use developments are limited to retail sales, on-site
services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational
facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms,
general offices not located on the ground floor, and similar uses as determined by the
Administrator.
Sunset Highlands Mixed Use
Preapplication Meeting
August 22, 2019
PRE19-000173
Uses normal and incidental to a building including, but not limited to, interior entrance areas,
elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost
storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are
not considered commercial uses.
Residential Mixed Use Development Standards: For vertically mixed use buildings, the facade
necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of
the building’s residents, or their guests, is limited to twenty five percent (25%) of the overall
facade along any street frontage or the primary facade. The commercial square footage shall be
equivalent to fifty percent (50%) of the gross ground floor area of the building. The ground floor
commercial is listed at 1,929 square feet and does not appear to meet the 50-percent threshold.
An approved modification would be needed for this proposal.
The development shall include ground floor commercial space along the street frontage per the
following standards:
A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any
given point;
A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of
fifteen feet (15') unless a lesser clear height is approved by the Administrator;
ADA compliant bathrooms (common facilities are acceptable);
A central plumbing drain line; and
A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Commercial Arterial (CA) Development Standards: The project would be subject to RMC 4-2-
120A, “Development Standards for Commercial Zoning Designations” and District ‘D’ overlay
“RMC 4-3-100 “Urban Design Regulations” effective at the time of complete application (noted as
“CA standards” herein).
Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and
the maximum density is 60 units/net acre for buildings with mixed commercial and residential use
in the same building and located in the Highlands Community Planning Area. Net density is
calculated after the deduction of areas required for public right-of-way dedication, private access
easements, and critical areas from the gross site area. Net density of the project could not be
determined at the time of this memo. Gross density for the proposal indicates approximately 20
dwelling units per acre. A density worksheet verifying net density with any public street or
critical area deductions will be required with the land use application.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width
or depth within the CA zone at this location.
Lot 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. Building coverage would
be limited to 65 percent as some surface parking is proposed. The proposal appears to meet this
limitation.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement or tract. The project would have a minimum 15-
foot setback and maximum 20-foot setback from the NE Sunset Blvd ROW. No side or rear yard
setbacks would apply to this site. Please refer to the critical areas section for stream buffer and
Sunset Highlands Mixed Use
Preapplication Meeting
August 22, 2019
PRE19-000173
setback requirements. The building appears to be setback 15-feet from the front property line
(NE Sunset Blvd).
Height – Maximum building height is 50 ft., except 70 ft. for mixed use (commercial and
residential) in the same building. Heights may exceed the Zone’s maximum height with a
Conditional Use Permit, 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. The project narrative indicates the
building would be 55-feet in height and therefore meet the permitted height limits.
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.
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 5 square feet
per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit
areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be
provided for refuse deposit areas with a total minimum area of 100 square feet. For multi-family
development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable
deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse
deposit areas with a combined total minimum area of 80 square feet. The applicant would be
required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-
090 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. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in
the ROW planter will also be required.
Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width
measured from the 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
coverage within 3-years.
Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square
feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall
be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be
dispersed throughout the parking area and shall include a mixture of trees, shrubs, and
groundcover.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan shall be submitted at the time of 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 and
worksheet, and arborist report 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
Sunset Highlands Mixed Use
Preapplication Meeting
August 22, 2019
PRE19-000173
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 plan and arborist
report would be required with the land use application.
Parking: Parking for residential units shall be enclosed within the same building as the unit it
serves. The following table provides parking ratios for the residential component and two
potential commercial uses.
Use Ratio
Attached Residential Min: 1 space / unit
Max: 1.75 spaces / unit
Retail Sales Min: 2.5 space / 1,000 SF
Max: 5 spaces / 1,000 SF
Eating & Drinking Establishments A minimum and maximum of 10 per 1,000
square feet of dining area.
The applicant has provided one (1) parking space for each multi-family unit within the building,
which meets the minimum quantity and satisfies the parking enclosure requirement.
Compliance with the commercial parking requirements would be verified when the specific use
is identified.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include,
but is not limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities.
Sunset Highlands Mixed Use
Preapplication Meeting
August 22, 2019
PRE19-000173
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.
Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and compact space requirements
and aisle width requirements.
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 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: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I.
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.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be
permitted.
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 zoned 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.
The proposed two 30-foot wide driveways exceed the number that would be permitted as the
site contains only 184-feet of street frontage. An approved modification to the driveway
standards would be needed. Existing conditions and critical areas would likely make site-to-site
vehicle access ways impractical.
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 identify
how the project meets each of the applicable urban design regulations. The following bullets are
some, but not all, of the guidelines and standards applicable to your project.
1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry
of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.
2. Building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, or landscaping and include weather protection at least 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.
Sunset Highlands Mixed Use
Preapplication Meeting
August 22, 2019
PRE19-000173
3. At least one of the following design elements shall be used to promote a transition to
surrounding uses: Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or Building articulation to divide a
larger architectural element into smaller increments; or roof lines, roof pitches, and roof
shapes designed to reduce apparent bulk and transition with existing development.
4. 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.
5. Parking shall be located so that no surface parking is located between a building and the front
property line and shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
6. 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.
7. Architectural elements that incorporate plants, particularly at building entrances, in publicly
accessible spaces and at facades along streets, shall be provided.
8. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art
shall be provided.
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. Upper level common decks, patios, terraces, or roof
gardens and spaces above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development.
10. All building facades shall include modulation or articulation at intervals of no more than forty
feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width.
11. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent
windows and/or doors for at least the portion of the ground floor facade that is between four
feet (4') and eight feet (8') above ground (as measured on the true elevation).
12. Buildings containing predominantly residential uses shall have pitched roofs with a minimum
slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the
massiveness of an uninterrupted sloping roof.
Critical Areas: Honey Creek is located along the southeast portion of the property. The City’s COR
mapping database identifies this reach of Honey Creek as Ns or a non-fish seasonal stream
however be advised that portions of the creek have been found to be fish bearing. Ns rated
streams require a minimum buffer of 50-feet and a structure setback of 15-feet from the edge of
the buffer. Reduction of Ns stream buffers are limited to a 40-foot buffer and the buffer would
require enhancement. Buffer width may also be averaged with a minimum width of 25-feet if the
total area contained within the buffer after averaging is no less than that contained within the
required standard buffer width prior to averaging. Buffer averaging also requires enhancement
to the remaining buffer area. A Native Growth Protection Area would be established for the
Sunset Highlands Mixed Use
Preapplication Meeting
August 22, 2019
PRE19-000173
onsite stream and associated buffer as part of the site plan approval process. See RMC 4-3-050I.2
for buffer reduction and averaging criteria.
The site plan indicates a stormwater pond or swale within the stream buffer. Stormwater
treatment and flow control facilities are not exempt in stream buffers per RMC 4-3-050C.4. An
alternative location for the stormwater facility will be necessary.
A stream study meeting the current Critical Areas Regulations must be submitted with the land
use application. The City may require independent review (funded by the applicant) of the report.
Any approved stream buffer reduction or buffer averaging with enhancement will require a
minimum of 5-years maintenance and monitoring. Separate surety devices for enhancement
planting and the maintenance and monitoring period are required.
It is the applicant’s responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site during site development or building
construction.
Environmental Review: The construction of more than nine (9) dwelling units and the presence
of critical areas on the property 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 - The proposal would require Hearing Examiner Site Plan Approval as the
project includes a commercial element and is adjacent to residentially zoned property across NE
Sunset Blvd. Modifications for limited ground floor commercial space and the additional driveway
would also be required.
The site plan review, modification(s), and environmental checklist can be reviewed concurrently
in an estimated time frame of 12 weeks once a complete application is accepted. The 2019
Hearing Examiner Site Plan Review application fee is $3,600. The environmental checklist fee is
$1,540. Any modification requests to code standards are $250.00 per modification. There is an
additional 5% technology fee at the time of land use application.
Detailed information regarding the land use application submittal and informational handouts can
be found on the City’s website by clicking “How Do I?” on the home screen, then “City Documents”
and then “CED Forms” under the heading for Community and Economic Development. The City
requires electronic plan submittal for all applications. The City’s Electronic File Standards can
also be found on the City’s website.
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
Sunset Highlands Mixed Use
Preapplication Meeting
August 22, 2019
PRE19-000173
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 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 impact
fees would be required prior to the issuance of building permits. Ground floor commercial space
impact fees would be calculated when use is determined. The noted fee calculations are for 2019
and 2020 and will likely increase.
A Fire impact fee currently assessed at $964.53 per new dwelling unit.
A Transportation impact fee assessed at $4,836.31 per new apartment unit.
A Renton School District Impact Fee currently assessed at $2455.00 per new multi-family
unit.
A Parks Impact Fee currently assessed at $2,676.89 per new dwelling unit.
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact Matt
Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule a prescreen
appointment.
Expiration: Site plan approval is valid for two years with a possible two-year extension.
M E M O R A N D U M
DATE:August 19, 2019
TO:Matthew Herrera, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Sunset Highlands Mixed Use
1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of each building. One
hydrant is required within 50-feet of the fire department connection on each
building. Project shall also meet the maximum hydrant spacing of 300-feet on
center around each building. Existing hydrants may be counted towards the
requirements as long as they meet current codes and distance requirements,
including 5-inch storz fittings. Fire flows that exceed 2,500 gpm require that a
looped fire main is required around each building.
2. Fire impact fees are applicable at the rate of $964.53 per multi-family unit,
$0.26 per square foot of office space, $1.25 per square foot of retail space
and $5.92 per square foot of restaurant space. No fees are charged for
parking garages. These fees are paid at the time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout each
building. Dry standpipes are required in all common use stairways. Separate
plans and permits required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is
required for the fire alarm system.
4. Fire department apparatus access roadways are required within 150-feet of all
points on the building. Fire lane signage required for the onsite roadway.
Required turning radius are 25-feet inside and 45-feet outside. Roadways
shall be a minimum of 20-feet wide and provide a minimum vertical clearance
of 13.5-feet.
5. The building shall meet the elevator cab size requirements for a bariatric size
stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch
stretcher.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 22, 2019
TO:Matt Herrera, Senior Planner
FROM:Justin Johnson, Civil Engineer III
SUBJECT:Pre-Application Comments for Sunset Highlands Mixed Use
PRE19-000173
I have reviewed the pre-application submittal for Sunset Highlands Mixed Use at 4409 NE Sunset
Boulevard. The parcel is 0.81 acres in size and vacant. The King County Parcel Number is
0323059093. The applicant is proposing a mixed use development with 16 multifamily
residential dwelling units and 1,929 square feet of commercial space.
WATER COMMENTS
1. The project is within the City of Renton’s water service area in the Highlands 565 hydraulic
zone. The project is outside of the City’s wellhead protection areas.
2. There is an existing 12-inch City water main located in NE Sunset Blvd that can deliver a
maximum capacity of 5,400 gallons per minute (gpm) - (Water Project No. W-0315). The
static water pressure is approximately 72 psi at ground elevation of 398 feet.
3. There is an existing ¾-inch water service to the property and the water meter was
removed in 1994.
4. 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 gallons per minute (gpm), including the use of an
automatic fire sprinkler system.
The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development based on a fire flow demand of 2,500
gpm:
1. Installation of an 8-inch diameter water main within the interior access road around the
building and connecting to the existing 12-inch water main in NE Sunset Blvd at the east
and west driveways.
2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the RRFA based on the final fire flow demand and final site plan.
Sunset Highlands Mixed Use – PRE19-000173
August 22, 2019
3. Installation of a Detector Double Check Valve Assembly (DDCVA) backflow prevention
assembly on the fire sprinkler supply line to the building. The DDCVA shall be installed in
an underground vault located outside of the building and within private property per
standard plan no. 360.2. The City may allow the DDCVA to be installed inside the building
mechanical and fire sprinkler riser room only if it is located adjacent to an exterior building
wall per standard plan no. 360.5. The location of the DDCVA inside the building must be
pre-approved by the City Plan Reviewer and Water Utility. A fire hydrant is required
within 50 feet of the fire department connection (FDC) for the fire sprinkler system.
4. Installation of a separate domestic water meter for the commercial/retail portion of the
building and for the residential portion of the 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.
5. Installation of a backflow prevention assembly on private property behind the domestic
water meters. A double check valve assembly (DCVA) is required for the water meter
for the residential portion of the building. 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 the
water meters for retail, commercial portion of the building. 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
6. Installation of a separate water meter for landscape irrigation with a DCVA backflow
prevention assembly per City Standard Plan 340.8 is required downstream of the
irrigation meter.
7. The existing 3/4-inch domestic water service should be shall be cut and capped at the
main line.
8. A 15-foot utility easement will be required for the new water mains, hydrants, and water
meters within the property and any other private properties that the water main passes
through.
9. 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.
Sunset Highlands Mixed Use – PRE19-000173
August 22, 2019
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. The development is subject to applicable water system development charges (SDCs) 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 applicable City permit fees
including plan review and inspection, water connections, cut and caps, and water quality
and purity tests for the new water mains.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
There is an existing 12” concrete sewer flowing east to west north of the site in NE
Sunset Boulevard. Reference Project File WWP2700167 in COR Maps for record
drawings. There is also an existing 8” PVC sewer flowing from south to north in the
western portion of the site. Reference Project File WWP27003995 in COR Maps for
record drawings. This sewer is contained in an existing 20’ sewer easement along the
western property line.
2. The residential dwelling units and the commercial space shall be served by separate side
sewers. All new side sewers shall be a minimum of 6”. All side sewers shall flow by
gravity to the main at a minimum slope of 2%.
3. Access to the existing sewer manhole (COR Facility ID MH 3619) and the proposed sewer
manhole near the southwest corner of the property shall be maintained for City
Maintenance Crews. A typical maintenance path requires a 20’ clear access drive for
City vehicles to drive to the structure. Alternative maintenance routes may be
considered during plan review.
4. If a commercial kitchen is proposed in either commercial space, a grease interceptor will
be required. The grease interceptor shall be sized based on drainage fixture units in
accordance with standards found in the latest edition of the Uniform Plumbing Code
(UPC). The grease interceptor shall drain by gravity to the sewer main. The grease
interceptor shall be located on site so that it is accessible for routine maintenance.
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. The 2019 SDC for a sewer service with a 3/4” or 1” water meter is $3,100.00.
The 2019 SDC for a sewer service with a 1-1/2” water meter is $15,500.00. SDCs are
due at the time of construction permit issuance.
6. The development is subject to a Special Assessment District (SAD) fee. The site is
located in the Honey Creek Sewer Interceptor SAD. The SAD fee for the proposed
residential use is $250.00 per residential unit. The SAD fee for the commercial use will
be based on domestic meter units. A 3/4” or 1” meter would be the equivalent of one
unit ($250.00). If a larger meter is proposed for either commercial space, an
equivalency based fee based on the flow the meter provides will be assessed.
Sunset Highlands Mixed Use – PRE19-000173
August 22, 2019
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 currently undeveloped and is covered by trees and grass. The site gradually
slopes away from NE Sunset Boulevard. There is a 12” concrete storm drain along the
project along the NE Sunset Boulevard frontage. Reference Project File TED4003643 in
COR Maps for record drawings. Honey Creek flows from east to west along the
southern frontage of the site.
3. 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
Duration Standard (Forested Conditions). The site falls within the May Creek drainage
basin.
4. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs
shall be evaluated in order of preference by feasibility as described in Section C.1.3 of
the 2017 RSWDM.
5. Storm drainage improvements along the NE Sunset Boulevard frontage are required to
conform to the City’s street standards. New public and private storm drain shall be
designed and sized in accordance with the standards found in Chapter 4 of the 2017
Renton Surface Water Design Manual.
6. The project is in the May Creek basin. Honey Creek, a tributary stream to May Creek is
located on and adjacent to the site. The FEMA 100-year floodplain for this stream has
not been delineated for this site. The project will need to establish the 100-year
floodplain elevation of Honey Creek on the site. A Minor Floodplain Study, as defined in
Section 4.4.2.3 of the 2017 Renton Surface Water Design Manual, is required to
determine the location of the floodplain and to determine if the project will have filling
of the floodplain that would require compensatory storage. The report is also needed
to verify that site improvements (on-site roadways and utilities) would not be impacted
by flooding and that the lowest floor elevations of buildings in the floodplain are 1’
above the 100-year floodplain elevation.
7. 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 (infiltration rates), with recommendations of appropriate on-site
BMPs per Core Requirement #9 and Appendix C shall be included in the report.
8. The development is subject to stormwater system development charges (SDCs). The
2019 stormwater SDC is $0.72 per square foot of new impervious surface but not less
than $1,800.00. SDCs are due at the time of construction permit issuance.
TRANSPORTATION/STREET COMMENTS
Sunset Highlands Mixed Use – PRE19-000173
August 22, 2019
1. The 2019 transportation impact fee is $4,836.31 apartment unit. The 2019
transportation impact fee for possible commercial uses is as follows:
a. Convenience Market - $159.71 per square foot
b. Fast Food with no Drive-Up - $102.14 per square foot
c. Restaurant sit-down - $43.89 per square foot.
Please consult the 2019 Development Fees Document on the City’s website for a
complete list of traffic impact fees. Traffic impact fees for each building are due at the
time of building permit issuance for the respective building.
2. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum
right of way width for a principal arterial with 5 lanes is 103’. The minimum paved
roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section
consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’
curb, 8’ planter, and 8’ sidewalk are required along both sides of the pavement. 2’ of
clear space behind the sidewalk is required along both sides of the roadway.
The King County Assessor’s Map shows a current right of way width of approximately
90’ for NE Sunset Boulevard adjacent to the site. A dedication of approximately 6.5’
along the frontage would be required to meet the City’s street standards.
There is a 56’ wide paved roadway with a 0.5’ curb and 5’ sidewalk along both frontages
of the road. City staff has confirmed that the curb to curb width is adequate and would
support a street modification to keep the existing curb to curb width. Conformance
with the City’s complete street standards would be required behind the curb line. An 8’
planter and 8’ sidewalk would be required. The existing curb may be required to be
replaced in its current location. If 2’ of clear space is not provided once the new street
frontage improvements are installed in the current right of way limits, right of way
dedication may be required.
3. The proposed drive aisle shall comply with the drive aisle standards found in RMC 4-4-
080.
4. The applicant shall submit a Trip Generation Report based on the project’s use and trip
generation data from the 9th Edition of the Trip Generation Manual published by the
Institute of Transportation Engineers (ITE) with the site plan submittal.
A Traffic Impact Analysis per City of Renton standards is required if the redevelopment
generates new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 –
9:00) or PM (3:00 – 6:00) peak periods as determined by the Trip Generation Report.
5. Per RMC 4-6-060, public street frontages along sites proposing more than four
residential units are required to conform to the City’s street lighting standards. A street
lighting analysis and plan shall be submitted with the construction permit.
6. Paving and trench restoration within the City of Renton right of way shall comply with
the City’s Restoration and Overlay requirements.
Sunset Highlands Mixed Use – PRE19-000173
August 22, 2019
GENERAL COMMENTS
1. The fees listed are for 2019. 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.) within the site 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. 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.
5. 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.
6. 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.
7.All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/
for more information.
16"FIRCATCH BASINRIM 400.1312" CONC SW 397.30 IETARY SEWER MANHOLEWF A5WF A7WF A8WF AA8WF AA6----LSWF AA7----WATER MANHOLE30" Fir18" MAPLE30" FIRWF A6SANITARY SEWERMANHOLERIM 400.4312" CONC NE 388.08 IE8" PVC S 388.91 IE2" CONC SW 388.08 IESANITARY SEWERMANHOLERIM 400.7112" CONC NE 388.80IE12" CONC SW 388.61IESBSIGNAL BOXTVN63°57'27"E1423.14' (M)1423.21' (ST)595.07' (C)595.10' (ST)30'UP
UP91053124678111213141516UTILITYELEV.MECH.FIRESPRINKLERCOMMERCIAL1075 SQ.FT.+/- 398 FFCOMMERCIAL825 SQ.FT.+/- 398 FFMAIL30' COMMERCIAL DEPTH REQ'DBIKEBIKEBIKEBIKEBIKEBIKEBIKEBIKERESIDENTIAL LOBBY +/- 395' FFELEV.PERVIOUS SURFACE PARKING STALLS
ROOF DRAIN CONNECTION
UNDERGROUND DETENTION
COMMERCIAL SEWER
SERVICE
ROOF DRAIN CONNECTION
UNDERGROUND
DETENTION
UNDERGROUND
DETENTION
RESIDENTIAL SEWER
SERVICE
FLOOR DRAIN /
PRE-TREATMENT
REQUIRED IN GARAGE?
FDC
HYDRANT PIVPPP-SS-TTTTSUNSET HIGHLANDS MIXED USESUNSET HIGHLANDS MIXED USECivil Engineers
Structural Engineers
Landscape Architects
Community Planners
Land Surveyors
Neighbors T A C O M A
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
S E A T T L E
S P O K A N E T R I-C I T I E S
Checked for Compliance to City Standards
Q:\2019\2190210\10_CIV\CAD\2190210-SH-UTIL-COMP.dwgNGRAPHIC SCALE
0 10 20
1" = 10 FEET
5
PERVIOUS SURFACE PARKING STALLS
COMPOSITE UTILITY PLAN
PERVIOUS
CONCRETE
DETENTION SYSTEM
DETENTION SYSTEM
POTENTIAL
BIORETENTION
POND
POTENTIAL
BIORETENTION
POND
40.0 ft
STORM OUTFALL
LOCATION
BUFFER
RESTORATION
ALONG STORM
FF 399.0
FF 399.0
FF 396.50
FG 400.5
FG 400.5
TO BE EVALUATED
TO BE EVALUATED
FG 396.0
FG 396.0FG 399.0
EXIST
ING
ROAD
GRADE
400
.5+
/
-
ANTICIPATED 3:1 GRADING
DAYLIGHT IN WETLAND
BUFFER. APPROXIMATE
LIMITS OF RESTORATION
TO BE EVALUATED UPUPR O W IN C R E A S E6' - 6 "S E T B A C K15' - 0 "MI N20' - 0 "MIN20' - 0"PARKING SIZE:RENTON MUNICIPAL CODE:TITLE IV - CHAPTER 4 -4-4-080-D8ADA PARKINGA117.1-2009502-503RISER ROOMELEV.COMMERCIAL1105 SQ FT+/- 398 FFCOMMERCIAL820 SQ FT+/- 398 FFUTILITYELEVACCESSBIKESTORAGEFF 395.5
FF 399.0
FF 399.0