HomeMy WebLinkAboutPRE_Pre_Application_Meeting_20210521_v1.pdfSECTION 1
PRE-APPLICATION MEETING SUMMARY
Per direction from the City, a previous pre-application meeting summary for a different project on the
same site has been included as the required PPUD Pre-Application Meeting Summary.
PREAPPLICATION MEETING FOR
Renton Mixed Use
615 and 617 Williams Ave S
PRE18-000099
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 1, 2018
Contact Information:
Planner: Matt Herrera, 425.430.6593
Public Works Plan Reviewer: Ian Fitz-James, 425.430.7288
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).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:February 23, 2018
TO:Matt Herrera, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:William Avenue Mixed Use
1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of the building. It appears
adequate fire flow is available in the area. Fire flows exceeding 2,500 gpm requires
a looped fire main around the building. Hydrants are 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.
2. Fire impact fees are currently applicable at the rate of $964.53 per multi-family unit,
$0.26 per square foot of commercial office space, $1.25 per square foot for retail.
No charge for covered parking area. This fee is paid at time of building permit
issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout the
buildings. Dry standpipes are required in all stairways. Direct outside access is
required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully
addressable and full detection is required. Separate plans and permits required by
the fire department.
4. Fire department apparatus access roadways are required within 150-feet of all
points on 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. Access under
and/or through a building shall provide a minimum of 13 feet 6 inches of vertical
clearance.
5. All buildings equipped with an elevator in the City of Renton are required to have at
least one elevator meet the size requirements for a bariatric size stretcher. Car
size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
7. 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 1, 2018
TO:Matt Herrera, Senior Planner
FROM:Ian Fitz-James, Civil Engineer III
SUBJECT:Pre-Application Comments for Renton Mixed Use
PRE18-000099
I have reviewed the pre-application submittal for the Renton Mixed Use development at 615
and 617 Williams Avenue S. (KC Parcel IDs: 1723059069, 1723059136, 1823059115, and
1823059282). The applicant is proposing to construct two buildings. One building is proposed to
have 50 residential units and 3,000 SF of commercial space. The other building is proposed to
have 28 residential units over at grade level parking. Additional at-grade parking is proposed
on-site.
WATER COMMENTS
1. Water service is provided by the City of Renton. The site is located in the Valley Service
area in the 196’ pressure zone. The approximate static water pressure is 72 psi based
on an elevation of 30’. The site is within the City’s wellfield 5-year capture zone.
2. Below is a summary of existing water mains located adjacent to the site.
a. 18” water main southeast of the site in S. Grady Way that can deliver 9,700
gallons per minute (gpm). Reference COR Project File WTR2700020 in COR
Maps for record drawings.
b. 12” water main east of the site in Williams Avenue S. that can deliver 4,800
gallons per minute (gpm). Reference COR Project File WTR2702722 in COR
Maps for record drawings.
c. There is an existing 1” domestic water meter serving the existing 4-plex at 615
Williams Avenue S. (account reference no. 070143) connected to the 12” water
main in Williams Avenue S.
3. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants and/or modification of existing fire hydrants may be required by
the Renton Regional Fire Authority (RRFA) to meet development standards.
a. Across Williams Avenue S. from the site at the northeast corner of S. Grady Way
and Williams Avenue S. (COR Facility ID HYD-S-00628).
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b. Approximately 95’ north of the site along the western frontage of Williams
Avenue S.
4. The existing water service and meter serving the 4-plex may be reused as part of the
redevelopment. If the service is abandoned, it shall be capped at the main in
accordance with City standards.
5. Based on the review of the information submitted for the pre-application meeting, the
RRFA has determined that the preliminary fire flow for the development is 2,500 gpm
including the use of a fire sprinkler system. If the fire flow exceeds 2,500 gpm, a looped
water main will be required around both buildings.
6. Additional on-site water main extensions may be required to provide water service to
on-site hydrants, fire sprinkler stubs, and domestic water meters.
7. A fire sprinkler stub with a double detector check valve assembly (DDCVA) in an exterior
underground vault on private property for backflow prevention per COR Standard Plan
360.2 shall be installed for each building. The DDCVA may be installed inside the
building if it meets the conditions as shown on COR Standard Plan 360.5 for installation
of a DDCVA inside a building.
8. A new fire hydrant is required within 50’ of the fire department connection (FDC) for the
new fire sprinkler system for each building.
9. A domestic water service and meter shall be installed for the residential portion of each
new building. Domestic water meters shall be sized in accordance with the most recent
edition of the Uniform Plumbing Code. Domestic water meters 3” or larger shall be
installed in an exterior vault in accordance with COR Standard Plan 320.4. All domestic
water meters service residential areas shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City standards. The DCVA may be
located inside the building if location is approved by the City Plan Reviewer and Water
Utility Department.
10. A separate domestic water meter is required for the commercial space. The commercial
domestic water meter shall have a reduced pressure backflow assembly (RPBA) installed
behind the meter on private property. The RPBA shall be installed inside an above
ground heated enclosure per COR Standard Plan 350.2. The RPBA may be located inside
the building if a drainage outlet for the relief valve is provided and the location is
approved by the City Plan Reviewer and City Water Utility Department.
11. A separate water service and meter is required for landscape irrigation. A DCVA per
COR Standard Plan 340.8 is required downstream of the meter.
12. Water system improvements shall be designed in accordance with Appendix J of the
City’s 2012 Water System Plan. Adequate horizontal and vertical separation between
new water mains and other existing and proposed utilities (sewer lines, storm drains,
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gas lines, power and communication ducts) 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 of a steel
casing.
13. The development is subject to water system development charges (SDCs) for the new
water and fire services. The 2018 SDCs for water and fire services are as follows:
a. 3/4" or 1” meter: $3,727
b. 1 – 1/2” meter: $18,635
c. 2” meter: $29,816
d. 3” meter: $59,632
e. 4” meter: $93,175
f. 4” fire service: $11,922
g. 6” fire service: $23,843
A credit will be issued for any water service that is abandoned. SDCs that are current
are due at the time of construction permit issuance.
New water service lines that are connected to an existing City water main that are 2” or
smaller are installed by City crews. The 2018 costs for installation of these services are
as follows:
a. 3/4” or 1”service: $2,850. 3/4" drop in meter: $400. 1” drop in meter: $460.
b. 1 – 1/2” service: $4,580. 1 – 1/2” drop in meter: $750
c. 2” service: $4,710. 2” drop in meter: $950
Meters larger than 2” will be charged a $220 processing fee and the contractor will
provide the materials and install the service line and water meter.
A complete list of water SDC and installation fees can be found in the in the City’s 2018
Fee Schedule on the City’s website.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
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2. There is an existing 8” concrete sewer main that flows southwest from an existing
sanitary sewer manhole located in the southwest portion of the site. Reference COR
Project File WWP2700175 in COR Maps for record drawings.
There is also an existing 8” PVC sewer main that flows from south to north east of the
site in Williams Avenue S. Reference COR Project File WWP2702722 in COR Maps for
record drawings. The existing 4 – plex is served by a 6” PVC side sewer connected to
this main.
3. The existing PVC side sewer that serves the 4 –plex may be reused as part of the site
redevelopment provided that it is good condition after inspection by the Public Works
Inspector in the field.
4. All new building side sewers shall be a minimum of 6” and shall run at a slope of 2% to
the main.
5. Drainage from all parking under cover shall be routed to the sanitary sewer system after
passing through a City approved oil/water separator.
6. If a commercial kitchen is proposed as part of any commercial space, a grease
interceptor will be required. The grease interceptor shall be sized based on drainage
fixtures units in accordance with standards found in the latest edition of the Uniform
Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main.
The grease interceptor shall be located on site so that is accessible for routine
maintenance.
7. The development is subject to sewer system development charges (SDCs) for new sewer
services. The SDC for sewer service is based on the size of the domestic water service.
The 2018 SDCs for sewer services are as follows:
a. 3/4” or 1” meter: $2,837
b. 1 – 1/2” meter: $14,185
c. 2” meter: $22,696
d. 3” meter: $45,392
e. 4” meter: $70,925
A SDC credit will be issued for any sewer service that is abandoned. SDCs that are
current are due at the time of construction permit issuance.
STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface
Water Design Manual (RSWDM) will be required.
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2. The site contains a residential 4-plex and a billboard. The rest of the site contains grassy
areas with some gravel access roads.
There is an 18” City of Renton storm drain running flowing from east to west along the
southern portion of the property. The storm drain lies approximately 2’ to 10’ north of
the southern property line. An existing 24” storm drain that flows from southeast to
northwest across S. Grady Way connects to the storm drain on this site at an existing
type 1 catch basin located near the southwest property corner. Drainage from the S.
Grady Way frontage and at the S. Grady Way and Williams Avenue S. intersection is
collected by 2 type 1 catch basins along the project frontage and routed to the storm
drain that passes through the site. Reference COR Project File TED4001311 in COR
Maps for record drawings.
There is an existing 18” storm drain that flows from north to south in the center of
Williams Avenue S. adjacent to the site. Drainage along the north portion of the
Williams Avenue S. frontage is intercepted by a type 1 catch basin and routed to the
storm drain in the center of Williams Avenue S. Reference COR Project File
SWP2702722 in COR Maps for record drawings.
3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of
drainage review is required for this site. The site falls within the City’s Peak Rate Flow
Control Standard (Existing Conditions). The site falls within the Black River drainage
basin.
4. On-site BMPs satisfying Core Requirement #9 will be required for the site to the extent
feasible. On-site BMPs shall be evaluated in order of preference by feasibility as
described in Section C.1.3 of the 2017 RSWDM.
5. 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.
6. The existing 18” storm drain in the southern portion of the site shall be relocated so that
it is located in the S. Grady Way flowline.
7. A geotechnical soils report for the site is required per the standards found in Section
C.1.3 of the 2017 Renton Surface Water Design Manual. Information on the water table
and soil permeability (infiltration rates), with recommendations of appropriate on-site
BMPs per Core Requirement #9 and Appendix C shall be included in the report.
8. The development is subject to stormwater system development charges (SDCs) for the
new impervious surface. The 2018 stormwater SDC for new impervious surface is $0.687
per square foot of new impervious surface. The SDC that is current is due at the time of
construction permit issuance.
TRANSPORTATION/STREET COMMENTS
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1. The 2018 transportation impact fees for potential proposed uses are as follows:
a. Apartment - $3,358.55 per apartment
b. Shopping Center / Commercial - $13.29 per square foot of space
c. Restaurant (Sit-Down) - $30.48 per square foot of space
d. Fast Food (No Drive-Up) - $70.93 per square foot of space
e. Coffee/Donut Shop (No Drive-Up) - $110.55 per square foot of space
f. Convenience Market – 24 Hour - $110.91 per square foot of space.
A complete list of fees with additional uses can be found in the City’s 2018 Fee Schedule
on the City’s website. Transportation impact fees that are current are payable at the
time of building permit issuance for each building.
2. S. Grady Way adjacent to the site is classified as a principal arterial street. Per RMC 4-6-
060, the minimum right of way width for a principal arterial street with 5 lanes is 103’. A
paved roadway width of 66’ consisting of 4 – 11’ travel lanes, 2 – 5’ bike lanes, and 1 –
12’ center left turn lane is required. A 0.5’ curb and 12’ concrete sidewalk with street
trees in tree grates is required along both sides of the roadway.
Per the King County Assessor’s Map, the existing right of way width for S. Grady Way
adjacent to the site is approximately 77’. The existing paved roadway width is
approximately 55’ consisting of 4 – 11’ travel lanes and 1 – 11’ center lane. There is a
0.5’ curb and a 6’ concrete sidewalk along the S. Grady Way frontage.
The City’s Transportation Department has determined a modified principal arterial
street section is applicable to this portion of S. Grady Way. The City would like to see
the existing curb line remain in the existing location and maintain the existing paved
roadway width. An 8’ planter strip followed by an 8’ sidewalk will be required behind
the existing curb line. Right of way dedication will be required to one foot clear from
the back of sidewalk. Per COR Maps approximate required right of way dedication along
the S. Grady Way frontage will be 8’.
A street modification would be required at the time of land use submittal to conform to
the modified street section for S. Grady Way.
3. Williams Avenue S. adjacent to the site is classified as a minor arterial street. Per RMC
4-6-060, the minimum right of way width for a minor arterial street with 4 lanes is 91’.
A paved roadway width of 54’ consisting of 4 – 11’ travel lanes and 2 – 5’ bike lanes is
required. A 0.5’ curb and 12’ concrete sidewalk with street trees in tree grates is
required along both sides of the roadway.
Per the King County Assessor’s Map, the existing right of way width for Williams Avenue
S. adjacent to the site is approximately 60’. The existing paved roadway width is
approximately 44’ consisting of 3 travel lanes and a paved shoulder. There is a 0.5’ curb
and 6’ sidewalk that transitions to approximately 15’ in width near the S. Grady Way and
Williams Avenue S. intersection along the Williams Avenue S. frontage.
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The City’s Transportation Department has determined a modified minor arterial street
section is applicable to this portion of Williams Avenue S. The City would like to see the
existing curb line remain in the existing location and maintain the existing paved
roadway width. A minimum 12’ sidewalk behind the existing curb line with street trees
in tree grates will be required. The sidewalk will be approximately 18’ in width near the
intersection of S. Grady Way and Williams Avenue S. Right of way dedication will be
required to one foot clear from the back of sidewalk. Per COR Maps approximate
required right of way dedication along the Williams Avenue S. frontage will be 5’.
A street modification would be required at the time of land use submittal to conform to
the modified street section for Williams Avenue S.
4. The curb return at the S. Grady Way and Williams Avenue S. intersection should remain
in the current layout.
5. The existing curb should be replaced in the current location along both frontages.
6. Drive aisles should meet the standards found in RMC 4-4-080. Per RMC 4-4-080, the
minimum width of a two-way drive aisle is 24’ with 90 degree parking.
7. Williams Avenue S. is planned to be converted from a one-way street to a two-way
street as part of a City capital improvement project. The project is expected to occur in
2019 or 2020. The project is currently in preliminary design.
8. A traffic impact analysis per City standards will be required as new vehicular traffic
exceeds 20 vehicles per hour in both the AM (6:00 – 9:00) and PM (3:00 – 6:00) peak
periods. The traffic impact analysis should include a level of service analysis at the S.
Grady Way and Williams Avenue S. intersection and the intersection of all proposed
driveways with public streets. The traffic impact analysis should analyze the proposal to
make left turns into the site from Williams Avenue S.
Additional level of service analysis at the S. Grady Way and Talbot Road S. and S. Grady
Way / Main Avenue S. and Benson Road S. intersection may be required.
9. Streetlighting per City standards is required along the project’s S. Grady Way and
Williams Avenue S. frontages as the development is larger than 4 residential units. A
streetlighting plan and photometric analysis should be submitted at the time of
construction permit submittal.
10. Paving and trench restoration within the City of Renton right of way shall comply with
the City’s Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2018. The fees that are current at the time of the respective
permit issuance will be levied. Please see the City of Renton website for the current
development fee schedule.
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2. Undergrounding of all overhead power and utility lines in public right of ways adjacent
to the site is required unless an approved street modification to keep the existing
utilities above ground is approved.
3. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must
be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
4. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention
vaults will require a separate building permit. Structural calculations and plans prepared
by a licensed engineer will be required as part of the building permit review.
5. All civil plans shall conform to the current City of Renton survey and drafting standards.
Current drafting standards can be found on the City of Renton website.
6. A separate plan submittal will be required for a construction permit for utility work and
street improvements. All plans shall be prepared by a licensed Civil Engineer in the State
of Washington.
7. Please see the City of Renton Development Engineering website for the Construction
Permit Application and Construction Permit Process and Submittal Requirements. Please
contact the City to schedule a construction permit intake meeting.
8.All plan review for the City is now paperless.
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PRE17-000692
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 1, 2018
TO:Pre-Application File No. 18-000099
FROM:Matt Herrera, Senior Planner
SUBJECT:Renton Mixed Use
615 and 617 Williams Ave S
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, and City Council). Review
comments may also need to be revised based on site planning and other design changes required
by City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available for purchase
for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: The subject property is located on four parcels at 615 and 617 Williams Ave S.,
parcel numbers 172305-9069, 172305-9136, 182305-9115, and 182305-9282. The existing site
currently contains a multi-family building located on 615 Williams S. and a billboard on 617
Williams South. The 615 Williams S. property is zoned Residential-14 (R-14) and the remaining
three parcels are zoned Center Downtown (CD). The applicant is proposing one 3-story multi-
family building with 28 dwellings units with 32 ground level enclosed parking spaces and 6 surface
parking spaces on the R-14 zoned property. The applicant proposes on the abutting CD zoned
properties a 4-story mixed use building with 50 dwelling units, ground floor commercial and
amenity space, 8 enclosed parking spaces, and approximately 43 surface parking spaces. Vehicle
access to the site is proposed via driveways along South Grady Way and Williams Ave South. The
project site is within a High Seismic Hazard area.
Current Use: The site contains an existing multi-family residential building, billboard, and vacant
lots.
Zoning: The property is located within the Commercial Mixed Use land use designation and Center
Downtown (CD) zoning classification and the Residential High Density land use designation and R-
14 zoning classification. The CD zoned properties are also with the Urban Design District A and
City Center Sign Regulation overlays. Attached dwellings are permitted uses in the CD and R-14
zones with the exception of garden style apartments. Commercial uses such as retail sales and
eating/drinking establishments are permitted in the CD zone. Please refer to RMC 4-2-060 Zoning
Use Table for a complete listing of permitted commercial uses. Commercial uses are generally not
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permitted in the R-14 zone. Live/Work units are not permitted in the CD zone but are permitted
in limited circumstances in the R-14 zone with a Conditional Use Permit.
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” and RMC 4-2-110A, “Development Standards for
Residential Zoning Designations” effective at the time of complete application.
Development
Standard CD Zone R-14 Zone
Density
Density Worksheet must be
submitted with land use
application.
Minimum– 25 du/net acre
Maximum – 100 du/net acre
150 du/net acre with CUP
Density Bonus Review eligible if
criteria and standards of RMC 4-9-
065 can be met. Potential for 30%
above maximum density or
density allowed via conditional
use permit.
Proposed 50 units on three lots
totaling 0.85 acres (58 du/acre) is
within the permitted range
however a net density calculation
would be required.
Minimum – 7 du/net acre
Maximum 14 du/net acre
Density Bonus Review eligible if
criteria and standards of RMC 4-9-
065 can be met. Potential for 30%
above maximum density or
density allowed via conditional
use permit.
Proposed 28 units on 0.49 acre lot
(57 du/acre) exceeds density
limitations.
Averaging density across the site
may be possible with a Planned
Urban Development (PUD)
Minimum Front Yard None 15-ft except when all vehicle
access is taken from an alley, then
10-ft.
Maximum Front Yard 15-ft for portions of the building
less than 25-feet in height. No
maximum for the portion over 25-
feet in height.
N/A
Minimum Secondary
Front Yard
None 15-feet
Maximum Secondary
Front Yard
15-ft for portions of the building
less than 25-feet in height. No
maximum for the portion over 25-
feet in height.
N/A
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Minimum Rear Yard None, unless the CD lot abuts a lot
zoned residential, then there shall
be a 15 ft. landscaped strip or a 5
ft. wide sight-obscuring
landscaped strip and a solid 6 ft.
high barrier used along the
common boundary.
10-feet
Minimum Side Yard None 4-feet
Max. Building Coverage None 65%
Max. Impervious
Coverage
None 80%
Min. Lot Width None 30-feet
Min. Lot Depth None 60-feet
Max. Building Height
Site is within airport
influence area “inner
turning zone”
The maximum elevation of
proposed buildings or
structures based on the
established airport
elevation reference datum
shall not penetrate the
Federal Aviation
Administration Regulation
Part 77 Objects Affecting
Navigable Airspace
20 ft. more than the maximum
height allowed in the abutting
residential zone
3-stories and 24 ft., increase up to
32 ft. possible subject to
administrative conditional use
permit approval.
Max. units per building N/A No more than 6-units per building.
As the project site contains two separate zoning and comprehensive plan designations with
differing development standards, the applicant may want to explore the Planned Urban
Development (PUD) option. The PUD process would consider modifications to several of the
development standards (with the exception of permitted uses and maximum density) in
exchange for a public benefit. Please refer to RMC 4-9-150 for PUD regulations.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of 5 square feet
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per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit
areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be
provided for refuse deposit areas with a total minimum area of 100 square feet. For multi-family
development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable
deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse
deposit areas with a combined total minimum area of 80 square feet. The applicant would be
required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-
090 with the land use application.
Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover.
The minimum on-site landscape width required along the R-14 zoned lot street frontage is 10
feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also
be required.
Surface parking lots between 51-99 spaces require a minimum 25sf of internal lot landscaping
for each parking pace. Perimeter landscaping that screens the parking lot from the street shall
be at least 10-feet in width, measured from the ROW.
A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10')
wide fully sight-obscuring landscaped visual barrier, is required along the common property line
with the abutting residential zoned property. This regulation could be modified with a PUD
application as referenced below the Development Standards table.
Proposed fences or retaining walls must be designated on the landscape plan. A fence and/or
retaining wall detail should also be included on the plan.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan shall be submitted at the time of land
use application.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan and
worksheet, and arborist report shall be provided with the formal land use application as defined
in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant
trees in the CD zone and 20% in the R-14 zone, 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.
The R-14 zoned lot must provide a minimum of tree density via retention and/or replacement of
4 trees per 5,000sf of lot area.
Significant trees shall be retained in the following priority order:
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Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers;
and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated
for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as
part of an approved enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist
report would be required with the land use application.
Parking: In the CD zone, all parking shall be provided in the rear portion of the yard, with access
taken from an alley, when available. Parking shall not be located in the front yard, nor in a side
yard facing the street nor rear yard facing the street. Parking may be located off-site or subject to
a joint parking requirement. In the R-14 zone, when alley access is not available, parking should
be located in the rear yard, side yard or within the building.
Use Ratio
Attached Residential CD Zone – Min/Max 1 per unit
R-14 zone – Min/Max 1 per studio or one
bedroom; 1.4 per two bedroom; 1.6 per three
bedroom or larger.
Commercial uses such as retail sales and
eating/drinking establishments
A maximum of 1 space per 1,000 square feet of
net floor area, with no minimum requirement.
The applicant will be required at the time of formal land use application to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site.
The proposal would be required to provide bicycle parking based on 10 % of the required number
of parking stalls for commercial uses and one-half (0.5) bicycle parking space per one dwelling
unit.
The bicycle parking provided for the residents shall provide for secure extended use and shall
protect the entire bicycle and its components and accessories from theft and weather. Acceptable
examples include bike lockers, bike check-in systems, in-building parking, and limited access
fenced areas with weather protection. Spaces within the dwelling units or on balconies do not
count toward the bicycle parking requirement.
Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle
parking requirements.
Access: The site plan identifies two driveways along the subject site frontage, one on Williams
Ave S and one on S Grady Way. Driveway widths and quantity are limited by the driveway
standards, in RMC 4-4080I. Driveways shall not be closer than 5-feet to any property line and not
exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30-feet.
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There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be
permitted.
The site plan indicates the property contains approximately 337-feet of street frontage,
therefore the site would be eligible for an additional driveway.
Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and
compliance with District ‘A’ Urban Design Regulations is required RMC 4-3-100. In general the
regulations encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate and to discourage franchise retail architecture. If you are unable to meet the prescriptive
standards of the code the applicant would be required to demonstrate compliance with the intent
and guidelines of the respective section that includes the standard. The following bullets provide
some of the design elements needed with your proposal. The design regulations should be
referred to in their entirety prior to refining your proposal.
The building shall be oriented to the street with clear connections to the sidewalk. The front
entry shall be oriented to the street. Building entries from a parking lot shall be subordinate
to those related to the street.
Buildings with residential uses located at the street level shall be:
o Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
o Have the ground floor residential uses raised above street level for residents’ privacy.
The building’s primary entry shall be on a façade facing the street, prominent, connected to
the public sidewalk, and include human-scaled elements. Visibly prominent features include
facade overhang, trellis, large entry doors, and/or ornamental lighting.
Building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, or landscaping and include weather protection at least four and one-half
feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that
the weather protection is proportional to the distance above ground level.
Features such as entries, lobbies, and display windows shall be oriented to a street or
pedestrian-oriented space; otherwise, screening or decorative features should be
incorporated.
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
o Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
o Building articulation to divide a larger architectural element into smaller increments;
or
o Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
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Garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof
and be screened around their perimeter by a wall or fence and have self-closing doors. Service
enclosures shall be made of masonry, ornamental metal or wood, or some combination of
the three. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of
such facility.
Parking shall be located so that no surface parking is located between a building and front
property line and a building and the side property line on a corner lot.
A pedestrian circulation system of pathways that are clearly delineated and connect buildings,
open space, and parking areas with the sidewalk system and abutting properties shall be
provided. Pathways within parking areas shall be provided and differentiated by material or
texture. The pathways shall be perpendicular to the applicable building facade and no greater
than one hundred fifty feet (150') apart.
A minimum of 50 square feet of open space per unit shall be provided. Please refer to the
urban design regulations for acceptable open space options.
All building facades shall include modulation or articulation at intervals of no more than forty
feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width. 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.
Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the facade’s ground floor. Any facade visible to the public shall be comprised
of at least fifty percent (50%) transparent windows and/or doors for at least the portion of
the ground floor facade that is between four feet (4') and eight feet (8') above ground (as
measured on the true elevation). Untreated blank walls visible from public streets, sidewalks,
or interior pedestrian pathways are not permitted.
Building roof lines must be varied along the entire roof. The building must contain at least one
of the following: (1) Extended parapets, (2) feature elements projecting above parapets, (3)
project cornices, or (4)pitched/sloped roofs. 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.
All sides of buildings visible from a street, pathway, parking area, or open space shall be
finished with the same building materials, detailing, and color scheme. A different treatment
may be used if the materials are of the same quality. All buildings shall use material variations
such as colors, brick or metal banding, patterns or textural changes. Materials, individually or
in combination, shall have texture, pattern, and be detailed on all visible facades. 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.
Residential Design and Open Space Standards: The R-14 zoned property is subject the City’s
Residential Design and Open Space Standards (RMC 4-2-115), which are intended to enhance
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quality of life by encouraging new residential development to produce beautiful neighborhoods
of well-designed homes, and to mitigate adverse impacts of density for the neighborhood and the
surrounding community. These standards are divided into site design, open space, and residential
design. The following bullets provide some of the design elements needed with your proposal.
The design regulations should be referred to in their entirety prior to refining your proposal.
350 square feet of common open space per unit shall be provided. See open space standards
for acceptable options.
Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width. An additional two
hundred fifty (250) square feet of open space per unit shall be added to the required amount
of common open space for each unit that is not ground related.
The entry shall take access from and face a street, park, common green, pocket park,
pedestrian easement, or open space, and the entry shall include a porch or stoop with a
minimum depth of five feet (5') and minimum height twelve inches (12") above grade.
The primary building elevation oriented toward the street or common green shall have at
least one articulation or change in plane of at least two feet (2') in depth; and A minimum one
side articulation that measures at least one foot (1') in depth shall occur for all facades facing
streets or public spaces.
The primary building form shall be the dominating form and elements such as porches,
principal dormers, or other significant features shall not dominate.
Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard
sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three
and five eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone,
wood, stone, or brick may be used to detail homes.
Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant
primary colors, shall be the dominant colors. Color palettes for all new structures, coded to
the home elevations, shall be submitted for approval.
Critical Areas: The site contains a potential High Seismic Hazard according the City’s mapping
system. A geotechnical analysis for the site is required and shall be submitted with the land use
application. The analysis needs to assess soil conditions and detail construction measures to
assure building stability. It is the applicant’s responsibility to ascertain whether any additional
critical areas or environmental concerns are present on the site prior to site development or
building construction.
Environmental Review: The scope of the project exceeds State Environmental Policy Act (SEPA)
exemption thresholds set forth in WAC 197-11-800, therefore an environmental checklist must
be submitted with the land use application. An environmental threshold determination would
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be issued by the Renton Environmental Review Committee prior to the public hearing on the
proposal.
Permit Requirements - The proposal would require Hearing Examiner Site Plan Approval as the
project includes a commercial element and is adjacent to residentially zoned property. The site
plan application and environmental checklist can be reviewed concurrently in an estimated time
frame of 12 weeks once a complete application is accepted. The 2018 Hearing Examiner Site Plan
Review application fee is $3,500. The application fee for SEPA Review (Environmental Checklist)
is $1,500. 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 Planned Urban Development (PUD) application would also be an option for the proposal. A PUD
application would allow the City to consider modifications to many of the CD and R-14
development and design standards that could result in a more cohesive project. Hearing Examiner
approval with a similar 12-week review period is also required for a PUD. The application fee for
a Preliminary PUD is $5,000.00. All modifications would be considered simultaneously as part of
a planned urban development application. The applicant would be required to provide written
responses to PUD decisional criteria that articulates how the project is superior and provides a
public benefit. Please refer to the PUD regulations set forth in RMC 4-9-150 for additional
information.
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 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 or PUD applications 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 or PUD applications 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
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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 Public Outreach sign handout
for more information and specifications.
Impact Fees: In addition to the applicable building and construction fees, the following impact
fees would be required prior to the issuance of building permits. The noted fee calculations are
for 2018 and will likely increase in 2019 and beyond.
A Fire impact fee currently assessed at $964.53 per new dwelling unit; $5.92 per square
foot of restaurant; and $1.25 per square foot of retail.
A Transportation impact fee assessed at $3,358.55 per new apartment unit; $30.48 per
square foot for sit-down restaurant; and as determined by City per current ITE Manual for
the retail space.
A Renton School District Impact Fee currently assessed at $1,448.00 per new multi-family
unit.
A Parks Impact Fee currently assessed at $1,858.95 per new dwelling unit.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have the application 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 an appointment.
Expiration: Site plan approval is valid for two years with a possible two-year extension.
Preliminary approval of planned urban developments are valid for two (2) years of the effective
date of action by the Hearing Examiner.
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City and County Boundary
Addresses
Parcels
Renton Fire Hydrant
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Opened
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Water Main
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Hydrant
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