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PREAPPLICATION MEETING FOR
Sunset Assemblage
4000 Block of NE Sunset Blvd.
PRE17-000013
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 2, 2017
Contact Information:
Planner: Matthew Herrera, 425.430.6593
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
Fire & Emergency Services Department
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT: (Sunset Assemblage) PRE17-000013
Matt Herrera, Senior Planner
1/31/2017
Corey Thomas, Plan Review/Inspector
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required. One within
150-feet and two within 300-feet of each building. Project shall meet maximum hydrant spacing of
300-feet on center also. Hydrants are required within 50-feet of the fire department connections for the
standpipe and sprinkler system on each building.
2. Fire impact fees are applicable at the rate of $718.56 per multifamily unit. This fee is paid at time of
building permit issuance. Credit will be granted for the removal of the existing buildings depending on
existing use. No charges apply to parking garage areas if any.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes
are required in all stairways. Direct outside access is required to the fire sprinkler riser room. F ire
alarm system is 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.
Existing plan does not meet this requirement. 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. Any required
fire access roadways required for this project that are located on other parcels shall have a separate
dedicated fire access easement specifically recorded for each parcel. Maximum grade for roadways is 15
percent.
5. The buildings are required to be equipped with an elevator that meets the size requirements for a
bariatric size stretcher to all areas of the building. Car size shall accommodate a minimum of a 40-inch
by 84-inch stretcher.
6. All areas of the building 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. Threshold
is for buildings over 50,000 square feet or if you have any below grade parking areas.
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding
and may not subject to modification and/or concurrence by official city decision-makers. Review comments
may also need to be revised based on site planning and other design changes required by City staff or made by
the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT:(Sunset Assemblage) PRE17-000013
Rohini Nair, Plan Reviewer
Matt Herrera, Senior Planner
I have completed a preliminary review for the above-referenced proposal located at parcel(s) 0423059063,
0423059067, 0423059099, 2144800488 & 0423059140. The following comments are based on the
pre-application submittal made to the City of Renton by the applicant.
WATER
•The project is within the City of Renton’s water service area in the Highlands 565-hydraulic pressure zone.
The site is within Zone 2 of the City’s wellhead protection area.
• There is an existing 12-inch ductile iron City water main (see water plan no. W-0315) in NE Sunset Blvd.
that can deliver a maximum flowrate of 5,000 gallons per minute (gpm).
• There is an existing 8-inch asbestos cement City water main (see water plan no. W-2700) in NE 12th
Street that can deliver a maximum flowrate of 2,250 gpm.
• The static water pressure is about 58 psi at ground elevation of 428 feet.
•The Renton Regional Fire Authority (RFA) has determined a preliminary fire flow demand of 2,500 gpm for
the development.
•Water main improvements will be required to provide water service for domestic use and for fire
protection per City Code and development standards (RMC 4-6-010B) that will include but not be limited to the
following:
1.Installation of water mains within the interior private access roads, the minimum diameter of mains shall
be 8-inch based on the preliminary fire flow demand of the project by, (the size can go 12-inch depending on
the final fire flow demand of the development as determined by Renton Regional Fire Authority (RFA)). The
new water mains shall be connected to the existing 12-inch main in NE Sunset Blvd and to the existing 8-inch
main in NE 12th St. Connections to existing water mains adjacent to the west property line will also be
required. A conceptual water extension layout is attached.
2.A looped water main will be required around each building if the fire flow demand exceeds 2,500 gpm.
3.A 15 feet wide public water easement is required for public water main located outside City right-of-way.
4. Installation of fire hydrants as required by the Fire Authority. The number and location of the hydrants
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shall be determined based on the final fire flow demand and on the City’s review of the site utilities and
interior site access plans.
5. Installation of a fire sprinkler stub to each building with a detector double check valve assembly (DDCVA)
for backflow prevention. The DDCVA shall be installed in an outside underground vault. The DDCVA may be
installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the interior
installation of a DDCVA.
6.Installation of domestic water meter with a double check valve assembly (DCVA) behind the meter if the
building has 3 stories or more. The sizing of the meter shall be done per Uniform Plumbing Code meter sizing
criteria.
7.Installation of landscape irrigation meter and double check valve assembly (DCVA), if applicable.
8.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,
sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main.
The minimum separation between the water mains and all other utilities is 10-feet for horizontal and 1.5-feet
for vertical.
9.The development is subject to applicable water system development charges and of meter installation
fees based on the number and size of the meters for domestic uses and for the fire sprinkler stubs. The SDC
fee that is current at the time of issuance of the construction permit will be applicable. Payment is due prior
to issuance of the construction permit.
SEWER
1.Sewer service is provided by City of Renton.
2.There is a 22-inch diameter wastewater main (S-2268) located in Sunset Blvd frontage. The site can obtain
sewer service by connecting with the existing sewer main.
3.Private sewer main (8 inch diameter) is to be provided from the existing 22 inch diameter public sewer
main on Sunset Blvd to the south most apartment building. 6 inch diameter side sewers are to be provided to
serve each apartment building.
6.The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is
based on the size of the new domestic water to serve the project. The SDC fee that is current at the time of
issuance of the construction permit will be applicable. Payment is due prior to issuance of the construction
permit.
7.The development is located within the Honey Creek Interceptor Special Assessment District and is subject
to SAD Fees as part of the development.
SURFACE WATER
1.There is an 18-inch stormwater main in NE Sunset Blvd (SR 900) frontage.
2.A drainage study complying with the 2017 City of Renton Surface Water Manual will be required. Based on
the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested
Site Conditions and is within the May Creek Drainage Basin. Drainage report and drainage plans based on
2017 City of Renton Surface Water Manual are required to be provided. A preliminary drainage plan and
drainage report, including the application of flow control BMPs, shall be included with the land use
application. The final drainage plan and drainage report should be submitted with the utility construction
permit application.
4.The City GIS maps show that the site contains regulated slopes across portions of the site, with some
landslide hazard portion to the north side of the site near the NE Sunset Blvd frontage.
8.A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of the
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site exceeds one acre.
9.A geotechnical report for the site is required and shall be submitted with the land use application.
Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil
permeability, with recommendations of appropriate flow control BMP options with typical designs for the site
from the geotechnical engineer, shall be submitted with the application. The geotech report should clearly
show if the site is suitable or unsuitable for infiltration.
10.The development is subject to stormwater system development charge (SDC) fee. The SDC fee is based on
the square feet of impervious surface area provided by the project. The SDC fee that is current at the time of
issuance of the construction permit will be applicable. Payment is due prior to issuance of the construction
permit.
TRANSPORTATION
1.The project site has frontage on NE Sunset Blvd (SR 900) which is classified as a Principal Arterial city
street and also a state Highway. The site also has frontage on the NE 12th Street, which is classified as a City
Collector Street.
a.NE Sunset Blvd – is a Principal Arterial. The minimum ROW required on Principal arterial as per RMC 4-6-
060 varies from 91 feet (for 4 lane arterial) to 125 feet (for a 7 lane arterial). The existing ROW width varies
along the frontage of the site. Refer to RMC 4-6-060 for the code required minimum street and frontage
improvements. However, City Transportation section has recommended that the existing street pavement
width is satisfactory for the City. Frontage improvements including 0.5 feet wide curb, 8 feet wide landscaped
planter, 8 feet wide sidewalk, and 1 feet clear width back of sidewalk are required to be provided by the
developer. The minimum ROW required will include the curb, planter, sidewalk and the 1 feet clear space
behind the sidewalk. A street modification request may be submitted with the land use application to provide
the Transportation section recommended street section instead of the code requirement. Street lighting and
drainage improvements are also required frontage improvements.
The proposed access on Sunset Blvd is acceptable to the City. The City requires that the developer install
ccurbing also, on the street that will prevent left turns, for any proposed right-in, right-out driveway.
Since NE Sunset Blvd is also the State Highway SR 900, the Washington State Department of Transportation
(WSDOT)’s requirements regarding the proposed access from SR 900 and any street improvement
requirements of WSDOT should also be obtained.
b.NE 12th Street – is a collector street with existing ROW width of 60 feet. The minimum ROW required on a
collector street as per RMC 4-6-060 varies from 83 feet (for 2 lane collector) to 94 feet (for a 3lane collector).
Refer to RMC 4-6-060 for the code required minimum street and frontage improvements. Transportation
section has recommended that the face of the curb on the north side of the roadway to be located a minimum
of 16 feet from the centerline of the ROW to provide a 11 feet wide travel lane and a 5- foot wide bike lane
and no parking. Frontage improvements including 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet
wide sidewalk, and 1 feet wide clear width back of the sidewalk are required to be provided by the developer.
The minimum half street ROW required will include the 16 feet wide half street pavement, curb, planter,
sidewalk and the 1 feet clear space behind the sidewalk. Street lighting and drainage improvements are also
required frontage improvements.
The proposed access on NE 12th Street is acceptable to the City.
.
2. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods.
Traffic study guidelines are included with the pre-application packet. A trip generation and trip distribution
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analysis should be prepared by the applicant’s engineer and provided to the City. Results of the analysis will
determine the need and extend of further traffic impact study. The analysis must I also include a discussion on
traffic circulation to and from the site and onsite traffic circulation.
3.Refer to City code 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required
between driveway and the property line. Maximum driveway slopes shall not exceed 15%. Driveways
exceeding 8% shall provide slotted drains. The width of the driveway should also meet the requirements of
the Renton Fire Authority.
11.Payment of the transportation impact fee is applicable on the apartments at the time of building permit.
The current rate of transportation impact fee is $3,358.55 per dwelling unit. The transportation impact fee
that is current at the time of building permit application will be levied, payable at building permit issue.
GENERAL COMMENTS
1.All construction or service utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2.When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the
drainage report, one (1) complete electronic submittal (drawings and drainage report), the permit application,
an itemized cost of construction estimate, and application fee at the counter on the sixth floor.
4.Fees quoted in this document reflect the fees applicable in the year 2016 only and will be assessed based
on the fee that is current at the time of the permit application.
5.All utilities serving the site are required to be undergrounded.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 2, 2017
TO: Pre-Application File No. 17-000013
FROM: Matthew Herrera, Senior Planner
SUBJECT: Sunset Assemblage
4000 Block of NE Sunset Blvd
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The applicant proposes a multi-family residential development consisting of
107 dwelling units in three buildings with an accessory recreation building and surface parking
to accommodate 145 vehicles. The subject property is comprised of four lots located on south
side of NE Sunset Blvd. west of the Union Ave NE intersection. One of the four lots also contains
frontage along NE 12th St. The King County Assessor Parcel Numbers for the subject property
are 042305-9063, 042305-9067, 042305-9099, and 042305-9140. The subject property is 5.53
acres and vacant according to assessor and applicant. The applicant proposes access to the site
via a 24-foot wide driveway at NE 12th Street and NE Sunset Blvd that would bisect the site. COR
maps identify Regulated Slopes and Wellhead Protection Area Zone 2 on the subject property.
Current Use: The King County Assessor website has listed the subject property as vacant
however APN 042305-9067 appears to contain a single-family residential structure.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” and RMC 4-3-100 “Urban Design Regulations”
District ‘B’ overlay for the RMF zoned properties effective at the time of complete application.
Zoning: The property is located within the Residential High Density (RHD) land use designation,
the Residential Multi-Family (RMF) zoning designation, and Urban Design District B. The
southern portion of the property is located within a Residential-10 (R-10) zoning designation.
Sunset Assemblage
Page 2 of 7
February 2, 2017
17-000013 Sunset Assemblage (RMF zone, Design Dist. B)
Attached dwellings are an outright permitted use within the RMF zone and are allowed in the
R-10 zone with the exception of garden style apartments.
Density- In the RMF zone, the minimum net density required for attached dwellings is 10
dwelling units per acre and the maximum net density permitted is 20 dwelling units per acre. In
the R-10 zone, the minimum net density is 5 dwelling units per acre and maximum density is 10
dwelling units per acre. 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. As
all of the proposed attached dwellings units are located in the RMF portion of the property,
the RMF density regulations apply. The gross acreage in the RMF zoned portion of the
property is noted in the project narrative as 5.35 acres resulting in a gross density allowance
of 107 dwelling units. Be advised that any dedication of right-of-way would result in a net
density less than the 5.35 acres and thereby reduce the number of dwelling units. A density
worksheet identifying the accurate net density will be required with the land use application.
Density Bonus - Density bonuses are possible for applicants requesting bonus market-rate
dwelling units in exchange for the construction of affordable dwelling units. Density bonus
review will occur concurrently with the required site plan review application. One bonus market
rate dwelling may be granted for each affordable dwelling unit constructed onsite up to 30
percent above the RMF zone’s maximum density or 26-dwelling units per acre.
Minimum Lot Size, Width and Depth – There is no minimum lot size required in the RMF zone or
R-10 zone for attached dwelling units.
Standard R-10 RMF
Minimum Lot Width 40ft. Attached dwellings - 50ft
Townhouse - 50ft.
Minimum Lot Width – Corner
Lot
50ft. Attached dwellings - 60ft.
Townhouse - 30ft.
Minimum Lot Depth 70ft Attached dwellings – 65ft.
Townhouse – 50ft.
It appears the proposal meets these dimensional standards
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement.
Setback R-10 RMF
Minimum Front Yard 20ft. or 15ft. if access
from alley.
Attached dwellings – 20ft.
Townhouse – 10ft.
Minimum Rear Yard 15ft. Attached dwellings – 15ft.
Townhouse – 10ft.
Minimum Side Yard 4ft. 5ft and 15ft. along property line abutting
single-family residential zone.
Minimum Side Yard
along a street
15ft 20ft.
It appears the proposal meets these dimensional standards.
Lot Coverage – For the RMF zone, the maximum building coverage permitted is 35% of the total
lot area. A maximum building coverage of 45% may be allowed through the Hearing Examiner
site development plan review process. Townhome development building coverage is limited to
Sunset Assemblage
Page 3 of 7
February 2, 2017
17-000013 Sunset Assemblage (RMF zone, Design Dist. B)
70%. The maximum impervious surface coverage is 75% of total lot area. For the R-10 zone, the
maximum building coverage permitted is 55% with a maximum impervious surface area of 70%.
The land use application must provide coverage calculations to verify conformance.
Building Height – For the RMF zone, the maximum wall plate height is 32 feet and three (3)
maximum stories. An additional ten feet (10') height and an additional story for a residential
dwelling structure may be obtained through the provision of additional amenities such as
additional recreation facilities, underground parking, and additional landscaped open space
areas; as determined through the site development plan review process and depending on the
compatibility of the proposed buildings with adjacent or abutting existing residential
development. For the R-10 zone, the maximum wall plate height is 24-feet and 2 stories. Roofs
with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. Building height is measured as the vertical distance from grade
plane to the highest wall plate combined with the height of any portion of the structure that
extends above the wall plate (e.g., roof, deck, etc.), excluding chimneys, ventilation stacks, and
similar elements. Elevations were not included with the pre-application materials; therefore
staff was unable to verify compliance with this requirement.
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. Any additional undeveloped right-of-way areas shall be
landscaped. A conceptual landscape plan shall be submitted with the land use application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention
plan along with an arborist report, tree retention plan and tree retention worksheet shall be
provided with the formal land use application as defined in RMC 4-8-120. The tree retention
plan must show preservation of at least 20% 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.
In the R-10 zone portion of the site, the property would be required to provide a minimum tree
density of 4 trees per 5,000 square feet of lot area onsite.
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.
Sunset Assemblage
Page 4 of 7
February 2, 2017
17-000013 Sunset Assemblage (RMF zone, Design Dist. B)
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist
report shall be submitted with the land use application.
Refuse and Recyclables: A minimum of one and one-half (1-1/2) square feet per dwelling unit in
multi-family residences 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. A total minimum area of eighty (80) square feet shall be
provided for refuse and recyclables deposit areas. The required refuse and recyclables deposit
areas shall be dispersed throughout the site when a residential development comprises more
than one building. There shall be at least one deposit area/collection point for every thirty (30)
dwelling units. Refuse and recycling collection areas must be fenced or screened. A six foot (6')
wall or fence shall enclose any outdoor refuse or recyclables deposit area. Additional refuse and
recycling design standards are required for Design District ‘B’, see RMC 4-3-100E.1 Service
Element Location and Design.
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. New or existing fencing would need to
comply with 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.
Parking: The following vehicle parking ratio requirements (RMC 4-4-080F.10.d) are based on the
number of units provided in the project narrative:
Units Ratio Required Spaces
27 – One bedroom A minimum and maximum of 1.0 per
1 bedroom or studio dwelling unit.
27 spaces
54 – Two bedroom A minimum and maximum of 1.4 per
2 bedroom dwelling unit
76 Spaces
26 – Three bedroom A minimum and maximum of 1.6 per
3 bedroom or large dwelling unit
42 Spaces
145 required spaces
Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x
16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall
not account for more than 30 percent of the spaces in the surface parking lots. See RMC 4-4-
080F8 for parking space dimensional standards.
Sunset Assemblage
Page 5 of 7
February 2, 2017
17-000013 Sunset Assemblage (RMF zone, Design Dist. B)
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided. 145 spaces would
require a minimum of 5 ADA parking spaces
No portion of covered or uncovered parking shall be located between the primary structure and
the front property line.
Maximum slopes for parking lots shall not exceed eight percent (8%) slope. The Administrator
may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent
(15%) slope, upon proper application in writing and for good cause shown, which shall include,
but not be limited to, the absence of any reasonable alternative.
Bicycle parking based on 0.5 spaces per one dwelling unit is required. The bicycle parking
provided for the residential use 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. See RMC 4-4-080F.11.b for complete information regarding bicycle
parking standards. Bicycle parking must be shown on the land use application submittal
materials.
Access: Access to the site is proposed as a 24-foot wide surface parking driveway that bisects
the site with curb cuts at NE 12th St and NE Sunset Blvd. In order to meet the District B Design
Standards noted below and provide a pedestrian oriented environment, the driveway will
need to mimic a street and include trees and a pedestrian pathway system.
Urban Design Standards: Compliance with Urban Design Regulations, District ‘B’, is required.
Residential design and open space standards are not provided for the R-10 zone as the dwellings
are located in the RMF zone only. See Renton Municipal Code section 4-3-100. The following
bullets are a few of the standards outlined in the regulations.
Building Location and Orientation
· 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
Proposal does not comply with standard. Buildings are shown generally oriented to surface
parking. The design regulations do allow a modification to these requirements if buildings are
oriented to an internal integrated walkway system with prominent connections to the public
sidewalks. Buildings should front the modified driveway that mimics a street and contain
pathways (sidewalks) out to the public ROW. See modifications for District B RMC 4-3-100G.3.
Building Entries
· A primary entrance of each building shall be located on the facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
· Made visibly prominent by incorporating architectural features such as a facade
overhang, trellis, large entry doors, and/or ornamental lighting.
· Building entries from a parking lot shall be subordinate to those related to the street.
· Multiple buildings on the same site shall direct views to building entries by providing a
continuous network of pedestrian paths and open spaces that incorporate landscaping.
Sunset Assemblage
Page 6 of 7
February 2, 2017
17-000013 Sunset Assemblage (RMF zone, Design Dist. B)
Proposal does not comply with standard. Entrances appear to be primarily from the surface
parking lots and internal to the site. Again, the buildings should front onto the modified
driveway that mimics a street and contain pathways and trees. See modifications for District B
RMC 4-3-100G.3.
Surface Parking
· Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
· Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
Surface parking should be placed behind the relocated structures along the modified
driveway/street.
Pedestrian Amenities
· Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets shall be provided.
· Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
Recreation Areas and Common Open Space
· Each unit shall provide at least one hundred fifty (150) square feet of private usable
space. Private space may include porches, balconies, yards, and decks.
Building Character and Massing
· All building facades shall include modulation or articulation at intervals of no more than
twenty feet (20').
· Modulations shall be a minimum of two feet (2') deep and four feet (4') in width.
· Buildings greater than one hundred sixty feet (160') in length shall provide a variety of
modulations and articulations to reduce the apparent bulk and scale of the facade; or
provide an additional special feature such as a clock tower, courtyard, fountain, or
public gathering area.
· Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
Proposal does not comply with standard. Residential buildings are nearly 240-feet in width.
The apparent bulk and scale of the façade need to be reduced utilizing the options provided in
the design standards.
No building elevations were submitted for review. Design review would be completed during
the land use application process.
Critical Areas: Sensitive and protected slopes (grades between 25 and 90 percent) are mapped
on the project site. The site is also within a Wellhead Protection Zone 2. A geotechnical report
would be required at the time of formal land use application. A fill source statement will be
required for any offsite soils brought to the site.
Sunset Assemblage
Page 7 of 7
February 2, 2017
17-000013 Sunset Assemblage (RMF zone, Design Dist. B)
Environmental Review: The construction of more than 9 dwelling units on a project site is
subject to Environmental (SEPA) Review in accordance with 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 Review as the
proposal is for more than 100 attached residential units and Environmental (SEPA) Review. The
applications would be reviewed concurrently in an estimated time frame of 12 weeks once a
complete application is accepted. The Hearing Examiner Site Plan Review and Environmental
(SEPA) Review fee is $5,150.00 ($3,500 for Site Plan + $1,500 for SEPA + $150.00 technology fee
= $5,150.00). Detailed information regarding the land use application submittal is provided in
the attached handouts.
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: The applicant will be required to install a public information sign on the
property. The applicant is responsible for the procurement, installation, and maintenance of the
sign. The sign must be installed prior to submitting the land use application.
Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value
equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood
meeting. The meeting shall be held at a location open to the public within Renton city limits, at a
location no further than two (2) miles from the project site. The applicant is required to mail a
written notice announcing the neighborhood meeting to property owners within 300-feet of the
subject property. The neighborhood meeting is intended to be a developer-neighborhood
interaction. City staff members are not required to attend and/or participate in neighborhood
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.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following are the 2017 impact fees that would be required to be paid prior to the issuance of
building permits:
· Fire Mitigation fee currently assessed at $718.56 per dwelling unit.
· A Transportation Mitigation Fee assessed at $3,358.00 per dwelling unit.
· Parks Mitigation Fee assessed at $1,858.95 per dwelling unit
· Renton School District Impact Fee assessed at $1,448.00 per dwelling unit.
Expiration: If approved, the site plan would be valid for two years with a possible two-year
extension.
2,257
188
WGS_1984_Web_Mercator_Auxiliary_Sphere
Sunset Assemblage
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.
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Notes
None
Legend
128 0 64 128 Feet
02/02/2017
City and County Boundary
Other
City of Renton
Addresses
Parcels
Slope City of Renton
>15% & <=25%
>25% & <=40% (Sensitive)
>40% & <=90% (Protected)
>90% (Protected)
Environment Designations
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Shoreline High Intensity
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