HomeMy WebLinkAboutPRE19-000123_Sunset_Oaks_190620_V1.pdfPREAPPLICATION MEETING FOR
Sunset Oaks Apartments
1073 Harrington Ave NE
PRE19-000123
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 20, 2019
Contact Information:
Planner: Matt Herrera, 425.430.6593
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
Fire: Cory Cappelletti, 425.430.7057
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.
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).
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M E M O R A N D U M
DATE:6/11/19
TO:Matt Herrera
FROM:Cory Cappelletti, Plans Review Inspector
SUBJECT:Sunset Oaks Apartments
1. The preliminary fire flow is 2,750 gpm for Building B. A minimum of three
fire hydrants are required. One within 150-feet and two within 300-feet of
the building. One hydrant is required within 50-feet of all fire department
connections for standpipes and sprinkler systems. Existing hydrants may
be counted toward the requirements as long as they meet current code
including 5-inch storz fittings. A looped main is required for all buildings
where flow exceeds 2,500 gpm. These buildings must be built under the
IBC not the IRC.
2. Fire impact fees are applicable at the rate of $964.53 per residential unit.
These fees are paid at time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout
the apartment buildings. Direct outside access is required to the fire
sprinkler riser room. Fire alarm system is required to be fully
addressable and full detection is required. Separate plans and permits
are required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet
of all points on the buildings. Fire access roads are required to be a
minimum of 20-feet unobstructed width with turning radius of 25-feet
inside and 45-feet outside minimum. Fire lane signage required for the
onsite roadways. Roadways shall support a minimum of a 30-ton vehicle
and 75-psi point loading.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 19, 2019
TO:Matt Herrera, Current Planning
FROM:Rohini Nair, Plan Review
SUBJECT:Development Engineering comments for
Sunset Oaks Apartments Pre-Application PRE19-000123
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official City decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced project proposal located at the
three parcels 1058 Glenwood Ave NE (parcel# 7227801295), 1062 Glenwood Ave NE (parcel#
7227801315), and 1081 Harrington Ave (parcel# 7227801290). New construction of 60 units of
affordable multi-family housing with associated parking. This is not a subdivision project. The
following comments are based on the pre-application submittal made to the City of Renton by
the applicant.
WATER
The proposed development is within the City of Renton’s water service area and in the
Highlands 565-pressure zone.
The development is not within any of the City’s wellhead protection areas.
There are existing water mains in the vicinity of the site:
12-inch water main in Glennwood Ave NE that can deliver a maximum capacity of 5,000
gallons per minute (gpm) – refer to City water project plan no. W-3875.
12-inch water main in Harrington Ave NE that can deliver a maximum capacity of 5,000
gallons per minute (gpm) – refer to City water project plan no. W-3635.
12-inch water main in Whitworth Ave S that can deliver a maximum capacity of 5,000
gallons per minute (gpm) – refer to City water project plan no. W-3875.
12-inch water main within an easement across the adjacent property to the south (tax
lots 7841300035 and 7841300105) known as the St Anthony Church and school – refer
to City water project plan no. W-3120.
The static water pressure is approximately 96 psi at ground elevation of 344 feet.
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There is are 2 domestic water meters from the existing water main on Glenwood Ave NE
towards 1062 Glennwood Ave NE and 1058 Glennwood Ave NE.
There are 2 fire hydrants within 300 feet of the site.
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 2,750 gpm including the use of an automatic fire sprinkler system. Per City
Codes, a looped water main around the building (or group of buildings) 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. Extension of minimum10 inch public water main within the site’s internal paved access
and around the buildings with minimum 15 feet wide public easement. The final sizing
of the water main will depend 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 Glennwood Ave NE and to the existing 12-inch
main in Harrington Ave NE.
2. Installation of additional fire hydrant(s) as required by Renton Regional Fire Authority
The location and number of any required hydrants will be determined by the Renton
Regional 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).
3. 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
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.
4. Installation of domestic water meter for the residential use. The sizing of the meters
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
(ROW) or within an easement on private property. Pressure reducer valve (PRV) is
required because the static water pressure exceeds 80 psi.
5. 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
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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 landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
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 water uses
and for fire sprinkler use. The development is also subject to fees for water connections,
cut and caps, and purity tests.
Some of the applicable fee rates are - 2019 water SDC fee for a 3/4” or 1” water meter is
$4,050, the 2019 installation cost for a 1” water meter is $2,875, and the 2019 fee for a
1” water meter drop in only permit is. $460. The 2019 and 2020 water SDC and
installation fees that will be applicable for the different size meters can be obtained
from the City Fee Schedule in the City of Renton website. Fees are subject to change and
the fees that are current at the time of construction permit issuance will be applicable
on the project.
10.The site is located in the Sunset Lane latecomer’s boundary area. This assessment has
not yet been finaled, but the initial assessment has been recorded against the
properties per the attached documents. The estimated initial total amount assigned to
the development project would be for Parcels # 9 and # 10 within the Latecomer
boundary.
Parcel 9 i.e. parcel#7227801295: Water Only Assessment $89,005.00
Parcel 10 i.e. 1062 Glenwood Ave NE (7227801315): Water Only Assessment $32,759.00
The actual final assessment may vary from the preliminary assessment and would be
recorded against the properties once the latecomer’s assessment has been finaled and
accepted by Council
Sanitary Sewer
1. The site is located in the City of Renton service area.
2. There is existing 8 -inch sewer main (S-1114) in Glenwood Ave NE.
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3. There is existing 8-inch sewer main (S-1114) in Harrington Ave NE.
4. There is a newly installed 12-inch gravity sewer main in NE 10th Street, which was
installed as part of the Sunset Lane Improvement project #27-03875.
5. The applicant may connect individual side sewers for each building to the existing
public sewer mains in Glenwood Ave NE, Harrington Ave NE, and NE 10th Street, as
appropriate to the final site layout. Alternatively, the applicant may install a private
sewer main with side sewers to serve the individual buildings in lieu of connection of
each building side sewer directly to the public mains.
6. Any floor drains (if required) should connect with the sewer system.
7. A grease trap/interceptor is required for any commercial kitchen (if any is proposed for
the project).
8. Wastewater system development charge fee is applicable on the project. SDC fee for
wastewater is based on the size of the new domestic water to serve the project. The
2019 wastewater SDC fee for a 1” meter is $3,100. The fee is subject to change. The
rate that is current at the time of issuance of the utility construction permit will be
applicable on the project. The fee information for City permits that will be issued in
2019 are available from the City of Renton Fee Schedule.
9. The site is located in the Sunset Lane latecomer’s boundary area. This assessment has
not yet been finaled, but the initial assessment has been recorded against the
properties per the attached documents. The estimated initial total amount assigned to
the development project would be for Parcels # 9 and # 10 within the Latecomer
boundary.
Parcel 9 i.e. parcel#7227801295: Sewer Only Assessment $47,426.00
Parcel 10 i.e. 1062 Glenwood Ave NE (7227801315): Sewer Only Assessment $0.00
The actual final assessment may vary from the preliminary assessment and would be
recorded against the properties once the latecomer’s assessment has been finaled and
accepted by Council.
Surface Water
1. A drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required. The current 2017 City of Renton Surface Water Design
Manual (RSWDM) can be accessed from the City of Renton website.
2. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard Existing Conditions. The site falls within the East Lake Washington - Renton
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage
review required in the RSWM. The Figure 1.1.2.A should be included in the drainage
report submitted with the land use application.
The site slopes from north east to south west. There is an existing 12-inch public
stormwater main on Harrington Ave NE on the opposite side of the street. There is no
existing stormwater conveyance within site.
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3. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. 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 and shall account for the total upstream tributary area,
assuming developed conditions for onsite tributary areas and existing conditions for any
offsite tributary areas. Per the Sunset Area Surface Water Master Plan (Ordinance
5611), Harrington Ave NE is a green connector with sections of the street required to
have rain gardens in either one side or both sides of the street.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment for the
commercial project. Any proposed detention and/or water quality vault shall be
designed in accordance with the RSWDM that is current at the time of civil construction
permit application. Separate structural plans will be required to be submitted for review
and approval under a separate building permit for the detention and/or water quality
vault.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
On-site BMPs shall be evaluated in order of preference by feasibility as described in
Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan and drainage report,
including the application of on-site BMPs, shall be included with the land use
application, as applicable to the project. The final drainage plan and drainage report
must be submitted with the utility construction permit application.
6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rate and design infiltration rate), with recommendations of
appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in
the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the
drainage, erosion control and slope stability for site development of the proposed plat.
The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. The current Surface Water Standard Plans shall be used in all drainage plan submittals.
The current City of Renton Standard Details is available online in the City of Renton
website.
9. Following is the standard separation between utilities:
7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
The stormwater line should be minimum 5 feet away from any other structure
or wall or building.
Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
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10. The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but not less than $1,800.0. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued. The fee information for City permits that will be issued in
2019 is available online from the City of Renton Fee Schedule.
Transportation
1. Street and frontage requirements – The proposed development site has frontage on S
Harrington Avenue NE, Glennwodd Ave, and NE 10th Street. The site is located in the
Sunset Area.
Harrington Ave NE : Per King County Assessor map, the existing ROW width is 60
feet. This street is identified in the Sunset Area Surface Water Plan as a Green
street. The required ROW width is 60 feet. The plan includes for Harrington Ave NE
a street section includes 20 feet paved travel roadway and 3 alternatives for the
parking lanes, sidewalks, planter, rain garden, etc. All the proposed street elements
are within ROW width of 60 feet. Staff is waiting for a clarification regarding the
applicable street section for Harrington Ave NE on the site frontage. The
information will be provided to the applicant after it is obtained. Storm drainage
improvements and street lighting are also require frontage improvements. The half
street frontage improvements are required to be provided by the developer.
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Glennwood Ave NE: Per King County Assessor map, the existing ROW width is 50
feet. This is classified as a public residential street. Per RMC 4-6-060, the minimum
required ROW width for a residential street is 53 feet with 26 feet paved width, 0.5
feet wide curbs, 8 feet wide landscaped planters, and 5 feet wide sidewalks. This will
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require the dedication of minimum 1.5 feet ROW along the Glennwood Ave NE
frontage and the construction of half street frontage elements including a 13 feet
wide half street pavement (if not existing already), 0.5 feet wide curb. 8 feet wide
landscaped planter, and 5 feet wide sidewalk. Storm drainage and street lighting
are also required frontage improvements. The half street frontage improvements
and ROW dedication are required to be provided by the developer.
NE 10th Street is a public residential street that was recently constructed. IS the
existing 50 feet ROW with the existing pavement width, parking, etc sufficient?
2. Payment of the transportation impact fee is applicable on the buildings at the time of
building permit and is based on the type of use of the building. The transportation
impact fee information for City permits that will be issued in 2019 are available from the
City of Renton Fee Schedule available online in the City of Renton website. The current
rate is $4,399 per dwelling unit. The fee is subject to change and the transportation
impact fee that is current at the time of building permit application will be applicable.
Traffic impact fees is based on square footage of the new building (not including parking
garage). Credit will be given towards the previous use and any additional impact fees
owed will be due at time of building permit issuance.
3. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM
peak) are required to do a traffic impact analysis. The trips should be calculated based
on the guidelines of the current ITE Trip Generation Manual. Refer to the attached
policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or
more new peak hour trips in either AM peak or PM peak, then applicant should contact
the City to get information of the locations where traffic analysis is required.
4. The site is located in the Sunset Lane latecomer’s boundary area. This assessment has
not yet been finaled, but the initial assessment has been recorded against the
properties per the attached documents. The estimated initial total amount assigned to
the development project would be for Parcels # 9 and # 10 within the Latecomer
boundary.
Parcel 9 i.e. parcel#7227801295: Transportation Only Assessment is $381,561.00
Parcel 10 i.e. 1062 Glenwood Ave NE (7227801315): Transportation Only Assessment is
$0.00
The actual final assessment may vary from the preliminary assessment and would be
recorded against the properties once the latecomer’s assessment has been finaled and
accepted by Council.
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5. A minimum intersection radius of 35 feet is required at the intersection with Arterial
streets and collector streets.
6. ADA compliant curb ramps are required to be provided on the site frontages.
7. Street lighting meeting requirements of RMC 4-6-060 is required to be provided by the
project. The street light fixtures shall be as per the Downtown streetscape standards.
8. Undergrounding of all existing and new utilities is required within site and on all
frontages is required per city code.
9. Paving and trench restoration will comply with the City’s Trench Restoration and
Overlay Requirements.
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GENERAL COMMENTS
1. To apply for the review of any fee waivers, the applicant/owner shall following the
process mentioned in RMC 4-1-210.
2.All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
3. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the ROW as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
4. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
d. Minimum 15 feet wide easement is required for any City utility located outside
public ROW.
5. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
7. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
8. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
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POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS
FOR NEW DEVELOPMENT
A traffic impact analysis is required when 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. A peak hour volume of 20 vehicles per hour would relate to daily volume of
approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more
and commercial sites that generate 20 vehicles per hour.
The developer shall select a registered professional engineer with adequate experience in
transportation planning and traffic engineering. Upon request, the Public Works Department
will offer potential candidates.
The analysis shall incorporate the following elements in the suggested format:
Introduction:
The introduction should, in a narrative fashion with graphics where appropriate to enhance the
text, describe the proposed development (including proposed time frame), establish study area
boundaries (study area should include all roadways and intersections that would experience a 5%
increase in peak hour traffic volumes as a result of the proposed development), describe existing
and proposed land uses within the study area, and describe the existing transportation system to
include transit routes, roadway and intersection conditions and configuration as well as currently
proposed improvements. Roadways and intersections to be analyzed will be determined through
coordination with the Public Works Department and Community Development staff.
Site Generated Traffic Volumes:
The analysis should present a tabular summary of traffic generated from the proposed
development listing each type of proposed land use, the units involved, trip generation rates
used (to include total daily traffic, AM peak hour and PM peak hour) and resultant trip
generation for the time periods listed.
The trip generation information provided in the traffic impact study must be based on the
current edition of the ITE Trip Generation book.
Site Generated Traffic Distribution:
The distribution of site-generated traffic should be presented by direction as a percentage of the
total site generated traffic in a graphic format. The basis for the distribution should be
appropriately defined.
Site Generated Traffic Assignment:
A graphic presentation should be provided illustrating the allocation of site-generated traffic to
the existing street network. The presentation should include Average Daily Traffic (ADT) and
AM-PM peak hour directional volumes as well as turning movements at all intersections,
driveways, and roadways within the study area.
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Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed
Development:
The report should include graphics, which illustrate existing traffic volumes as well as forecasted
volumes for the horizon year of the proposed development. Forecasted volumes should include
a projected growth rate and volumes anticipated by pending and approved developments
adjacent to the proposed development. If the development is multi-phased, forecasted volumes
should be projected for the horizon year of each phase. The site-generated traffic should then
be added to the horizon year background traffic to provide a composite of horizon year traffic
conditions.
Condition Analysis:
Based upon the horizon year traffic forecasts with the proposed development, a level of service
(LOS) analysis should be conducted at all intersections (including driveways serving the site).
Based upon this analysis, a determination should be made as to the ability of the existing and
proposed facilities to handle the proposed development. The level of service (LOS) analysis
technique may include any of the commonly accepted methods.
An analysis should be made of the proposed project in light of safety. Accident histories in close
proximity to the site should be evaluated to determine the impact of proposed driveways and
turning movements on existing problems.
Mitigating Measures:
Based upon the results of the previous analysis, if it is determined that specific roadway
improvements are necessary, the analysis should determine what improvements are needed.
If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage,
these methods are acceptable.
Any proposed traffic signals should be documented with an appropriate warrant analysis of
conditions in the horizon year with the development. Traffic signals should not be contemplated
unless they meet warrants as prescribed in the Federal Highways “Manual on Uniform Traffic
Control Devices”. Proposed traffic signals shall provide coordination programs to compliment the
system.
Any modifications necessary to insure safe and efficient circulation around the proposed site
should be noted.
Conclusions:
This section should serve as an executive summary for the report. It should specifically define the
problems related directly to the proposed developments and the improvements necessary to
accommodate the development in a safe and efficient manner.
A draft report shall be presented to the Development Services Division so that a review might be
made of study dates, sources, methods, and findings. City Staff will then provide in writing all
comments to the developer. The developer will then make all necessary changes prior to
submitting the final report.
H:\CED\Development Services\Development Engineering\TIA GUIDELINES
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 20, 2019
TO:Pre-Application File No. 19-000123
FROM:Matt Herrera, Senior Planner
SUBJECT:Sunset Oaks Apartments
1073 Harrington Ave NE
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
https://www.codepublishing.com/WA/Renton.
Project Proposal: The subject property is three (3) parcels (722780-1315; 722780-1290; and
722780-1295) located at 1073 Harrington Ave NE and referred to as Site E Harrington Park on
the Sunset Terrace Redevelopment Master Plan. The project site is 1.06 acres with frontage
along Glennwood Ave NE, Sunset Lane NE, and Harrington Ave NE. The applicant proposes to
construct 60 multifamily dwelling units in four (4) three-story buildings. Vehicle access is
proposed via two (2) private driveways; one (1) located on Glennwood Ave NE and one (1)
located on Harrington Ave NE. The site plan indicates 53 surface parking spaces. The City’s COR
mapping system does not indicate any critical areas are on or within close proximity of the site.
Current Use: The subject property is currently vacant.
Zoning and Land Use Designation: The subject property is located within the Center Village
zoning classification. Attached dwellings - Flats and Attached dwellings – Townhouses are
permitted within the CV zone. Garden style apartments are not permitted in the CV zone. The
submitted plan appears to identify exterior stairways and surface parking. No formal building
entry is shown and doors to units appear to be oriented toward the internal parking lot and
not the public street. These are attributes of garden style apartments, which are not permitted
in the CV zone.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CV standards” herein) and any special requirements/limitations of the Sunset Area
Community Planned Action Ordinance and Sunset Terrace Redevelopment Master Plan.
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Sunset Oaks Apartments
Preapplication Meeting
June 20, 2019
The property is also located within Urban Design District ‘D’, and therefore subject to additional
design elements. Proposals should have unique, identifiable design treatment in terms of
landscaping, building design, signage and street furniture.
Development Standard CV Zone
Density The density range allowed in the CV zone is a minimum of
20.0 to a maximum of 80.0 dwelling units per net acre
(du/ac), however the 2016 Sunset Terrace Redevelopment
Master Site Plan Minor Modification has stipulated that the
site is limited to 19 total dwelling units for the site.
The proposed 60 total units exceeds the master plan’s
allocation for the Edmonds site. A reallocation of the
master plan’s units would be required for this proposal.
Modifications to the master plan and Sunset Area EIS
would be required prior to submitting a land use
application.
Minimum Lot Size 25,000 square feet
Minimum Front Yard/Secondary
Front Yard
15-feet. The proposed site plan does not comply with this
standard.
Maximum Front Yard/Secondary
Front Yard
20-feet
Minimum Rear Yard / Side Yard None – Except if the lot abuts a lot zoned residential. See
access comments.
Clear Vision Area In no case shall a structure over 42-inches in height intrude
into the 20 ft. clear vision area, which is the area bounded
by the street property lines of corner lots and a line joining
points along said street lines 20-feet from their point of
intersection.
Maximum Lot Coverage and
Impervious Surface Coverage
65% of total lot area or 75% if parking is provided within the
building or within an on-site parking garage. The Sunset
Redevelopment Master Plan contains limitations on land
cover for master plan sites. The proposal must be
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Sunset Oaks Apartments
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June 20, 2019
consistent with the master plan allocation.
Building Orientation The front entry of residential only uses shall be oriented to a
public street.
Required Location for Parking Required parking shall be located underground or under
building (on the first floor of the structure), or in an attached
or detached structure. Any additional parking may not be
located between the building and public street unless
located within a structured parking garage. The proposed
site plan does not comply with this standard.
Max. Building Height 50-feet
Refuse and Recycling Areas: Refuse and recycling areas shall meet the requirements of RMC 4-
4-090, “Refuse and Recyclables Standards” please refer to these standards in their entirety. For
multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for
recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse
deposit areas. Additionally, at least one deposit area/collection point for every 30 dwelling units
is required. The required refuse and recyclables deposit areas shall be dispersed throughout the
site when a residential development comprises more than one building. Outdoor refuse and
recyclables deposit areas and collection points shall not be located within 50-feet of a lot zoned
residential, except by approval through the site plan review process. Refuse and recyclables
deposit areas may be located within residential buildings, providing that they are in compliance
with the Fire Code, and that collection points are easily and safely accessible to hauling trucks.
Compliance with these standards will need to be shown in 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.
A 15-foot wide partially sight-obscuring landscaped visual barrier, or 10-foot wide fully sight-
obscuring landscaped visual barrier, is required along the common property line abutting
residential zones. An alley along the northern property line would result in the subject property
to be adjacent and not abutting. See access comments.
Surface parking containing 15-50 spaces requires 15 square feet of interior parking lot
landscaping per space. Any interior parking lot landscaping area shall be sized to dimensions of
at least 8-feet by 12-feet. Landscaping shall be dispersed throughout the parking area and shall
include a mixture of trees, shrubs, and groundcover per the planting standards set forth in RMC
4-4-070H.5
Surface parking lots shall have perimeter landscaping at least 10-feet in width measured from
the street right-of-way per the planting standards set forth in RMC 4-4-070H.4
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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, arborist
report, and tree retention worksheet shall be provided with the formal land use application as
defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist
report would be required with the land use application if any trees are proposed to be
removed.
Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this
project, the location must be designated on the landscape plan. Retaining walls greater than 4-
feet require a separate building permit. Retaining walls are limited to 6-feet in height with the
exception of front yard setbacks where the limitation is 4-feet. Retaining walls shall be
composed of brick, rock, textured or patterned concrete, or other masonry product that
complements the proposed building and site development. A fence and/or wall detail shall also
be included on the plan. Please refer to RMC 4-4-040 for fence and retaining wall requirements.
Parking: Required parking shall be located underground or under building (on the first floor of
the structure), or in an attached or detached structure. Any additional parking may not be
located between the building and public street unless located within a structured parking
garage. Attached dwellings for low income require a minimum of one (1) space for each four (4)
dwelling units and a maximum of 1.75 per dwelling unit. Standard parking stall sizes for private
garages is 9’x20’ and 8.25’x15’ for structured parking. Compact spaces are limited to 50-percent.
Please refer to RMC 4-4-080F for further information on design requirements. The proposed
surface parking spaces do not meet the CV residential development standard. Required spaces
must be fully contained within the building as intended by the development standard.
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Sunset Oaks Apartments
Preapplication Meeting
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The proposal would be required to provide one-half (0.5) bicycle parking space per 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: The applicant has proposed two (2) private driveways, one (1) located on Harrington
Ave NE and one (1) located on Glennwood Ave NE. Alley access is the preferred street pattern
for the higher density residential development that will eventually occur on the subject
property’s block. A public alley provided along the northern property line would provide
exceptional access to the subject property. As the properties north of the subject property
develop, the alley would extend north to Glennwood Ave NE resulting in three (3) total curb cuts
for the entire block when fully redeveloped. A public alley would also result in the property
being adjacent to the R-14 zone and no longer abutting.
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
provide a written narrative to identify how the project meets each applicable urban design
regulation. The following bullets are some, but not all, of the guidelines and standards outlined
in the regulations.
1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby
buildings and open space (except parking areas) shall be considered when siting structures.
2. A primary entrance of each building shall be located on the facade facing a street, shall be
prominent, visible from the street, connected by a walkway to the public sidewalk, and
include human-scale elements.
3. 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.
Buildings that are taller than 30-feet in height shall also ensure that the weather protection
is proportional to the distance above ground level.
4. At least one of the following design elements shall be used to promote a transition to
surrounding uses:
a. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
b. Building articulation to divide a larger architectural element into smaller
increments; or
c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
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Sunset Oaks Apartments
Preapplication Meeting
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5. Access to parking lots and garages shall be from alleys, when available. The number of
driveways and curb cuts shall be minimized, so that pedestrian circulation along the
sidewalk is minimally impeded.
6. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs 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. Site furniture shall be provided and shall be made of durable, vandal- and
weather-resistant materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
9. All 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. Please refer to RMC 4-3-100E.4 Recreation Areas and Common Open Space for a
menu options on how to meet the open space requirements.
10. All building facades 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.
11. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the facade’s ground floor.
12. Building roof lines shall be varied and include architectural elements to add visual interest to
the building. 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.
13. Building 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.
14. All buildings shall use material variations such as colors, brick or metal banding, patterns, or
textural changes.
15. Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided. 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. Accent lighting
shall also be provided on building facades (such as sconces) and/or to illuminate other key
elements of the site such as gateways, specimen trees, other significant landscaping, water
features, and/or artwork.
Critical Areas: The City’s COR mapping system does not currently identify any critical areas on
the subject property or within the nearby vicinity. It is the applicant’s responsibility to ascertain
whether any critical areas or environmental concerns are present on the subject property prior
to site development or building construction.
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Sunset Oaks Apartments
Preapplication Meeting
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Environmental Review: The subject property is within the Sunset Area Planned Action. When a
project is proposed within a planned action area, the environmental review consists of verifying
that the proposal meets the requirements of the planned action ordinance. An environmental
checklist and EIS consistency analysis must be completed and submitted with the application
to verify compliance with the EIS. No other environmental action is required if the proposal is
compliant with the planned action. If the proposal exceeds the development thresholds or alters
the assumption and analysis specified in the planned action ordinance, further environmental
review may be required.
Permit Requirements: The proposal will be required to obtain Administrative Site Plan approval.
The application would be reviewed in an estimated time frame of 6-8 weeks following
acceptance of a complete application. The 2019 administrative site plan review application fee
is $2,570.00. 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. A modification to the
Sunset Terrace Redevelopment Master Plan will also be required. A minor modification (less
than 10% change) will incur a $250.00 fee.
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 Quick Browse 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. See the Public Information Sign handout on the
City’s website for more information and specifications.
Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value
equal to or greater than $10,000,000 require 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 require 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.
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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. The noted fee calculations are
for 2019.
1. A Fire Impact Fee assessed at $964.53 per new dwelling unit.
2. A Transportation Impact Fee assessed at $4,836.31 per new dwelling unit
3. A Renton School District Impact Fee assessed at $2,455.00 per new dwelling unit.
4. A Parks Impact Fee assessed at $2676.89 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.
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Sunset Oaks Utilities
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.
None
6/20/2019
Legend
64032
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
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WGS_1984_Web_Mercator_Auxiliary_Sphere
Information Technology - GIS
RentonMapSupport@Rentonwa.gov
City and County Labels
City and County Boundary
Addresses
Parcels
Renton Fire Hydrants
Hydrants - Other System
System Valves
Opened
Closed
Control Valves
Water Fittings
Water Gravity Pipes
Water Mains
Mains - Other System
Lateral Lines
Domestic
Fire
Hydrant
Irrigation
Water Service Areas
Lift Stations
Clean Outs
Manholes
Service Connections
Wasterwater Taps
Sanitary Sewer Fittings 24