HomeMy WebLinkAboutPRE_20000078_Meeting_Summary_210804_v1PREAPPLICATION MEETING FOR
Harrington Redevelopment
PRE 20-000078
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 9, 2020
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7388, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
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
formal submittal.
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).
M E M O R A N D U M
DATE: April 2, 2020
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Harrington Mixed Use
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of the building. One
hydrant is required within 50-feet of all fire department connections for
standpipes and sprinkler systems. Fire flows over 2,500 gpm require looped
water mains around the building.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit,
$0.26 per square foot of office space and $1.25 per square foot of retail
space. This fee is paid at time of building permit issuance. No ch arge for
parking garage areas. Credit is due for the removal of the existing buildings.
3. Approved fire sprinkler, standpipe and fire alarm systems are required
throughout all the buildings. Dry standpipes are required in all stairways.
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 required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet of
all points on all buildings. Fire lane signage required for the on -site
roadways. Required turning radius is 25-feet inside and 45-feet outside.
Roadways shall be a minimum of 20-feet wide. Roadways shall support a
minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical
clearance is 13-feet, 6-inches.
5. Building shall be equipped with an elevator meeting the size requirements
for a bariatric size stretcher. Car size shall accommodate a minimum of a
40-inch by 84-inch stretcher.
6. All areas of all buildings shall comply with the City of Renton Emergency
Radio Coverage ordinance. Testing shall verify both incoming and outgoing
minimum emergency radio signal coverage. If inadequate, the building shall
be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed
amplification systems.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 6, 2020
TO: Jill Ding, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Harrington Redevelopment
PRE20-000078
I have reviewed the pre-application submittal for the Daycare on Sunset at 960 Harrington
Avenue NE (KC Parcel ID: 7227801025). The applicant is proposing to remove two one-story
commercial buildings and construct a five-story building with 54 residential units with retail and
parking.
WATER
Water service is provided by the City of Renton. The site is in the Highlands service area
in the 565’ hydraulic pressure zone.
The approximate static water pressure is 99 psi at a ground elevation of 336’.
Below is a summary of existing water mains located in the vicinity of the site:
o 12” water main on the north side of NE Sunset Boulevard and on the east side of
Harrington Avenue NE that can provide 4,000 gallons per minute
(gpm). Reference COR Project File WTR2703179 in COR Maps for record
drawings.
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:
o On Harrington Avenue NE, southwest of the site (COR Facility ID HYD-NE-
00217).
o At the northwest corner of the project site (COR Facility ID HYD-NE-01254).
There are existing water services to the subject property.
o 3/4-inch domestic water meter
o 1-inch domestic water meter
o 1-inch domestic water meter
Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 2,250 gpm, including the use of an approved fire sprinkler system. The following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to:
1. Installation of approximately 450 feet of a minimum 8-inch diameter on-site water main
looped around the building.
2. A 15-foot utility easement will be required for the new water mains, hydrants, and
water meters within the property.
3. A minimum 10-foot setback is required from the building foundation to the water main.
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April 6, 2020
4. 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.
5. Installation of additional fire hydrants around the building as required by the Fire
Authority.
6. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
7. Installation of a separate water service and meter for the residential portion of the new
building. The sizing of the meter shall be in accordance with the most recent edition of
the Uniform Plumbing Code.
a. All residential domestic water meters 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 the location is
approved by the City Plan Reviewer and City Water Utility Department.
8. Installation of a separate water meter for the commercial portion of the building.
a. All commercial domestic water meters shall have a reduced pressure backflow
assembly (RPBA) installed behind the meter on private property per City
Standards. The RPBA shall be installed inside an above ground heated enclosure
per City 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.
9. A pressure reducing valve is required downstream of the domestic water meter as water
pressure exceeds 80 psi.
10. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City
Standard Plan 320.4. The meter vault shall be located within public right-of-way or
within an easement on private property.
11. Installation of a separate water meter for landscape irrigation.
A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or
larger shall be installed in an exterior vault per City Standard Plan 320.4.
12. The existing domestic and irrigation water services should be cut and capped.
13. A conceptual utility plan will be required as part of the land use application for the
subject development.
14. 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.
15. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
16. The development is subject to applicable water system development charges (SDC’s)
and meter installation fees based on the number and size of the meters for domestic
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April 6, 2020
uses and for fire sprinkler use. The development is also subject to fees for water
connections, cut and caps, and purity tests. Current fees can be found in the 2020
Development Fees Document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve
the project. The current water fee for a single 1-inch meter is $4,400.00 per
meter, 1-1/2 inch meter is $22,000.00 and a 2-inch meter is $35,200.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve
the project.
c. A credit will be issued for any water service that is abandoned
d. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is
$2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service
line and for $4,735.00* for each 2-inch water service line. This is payable at
construction permit issuance.
e. Drop-in meter fee is $460.00* per meter for a 1 -inch meter, $750.00* for a 1-
1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of
the building.
f. The subject property is within the Highlands Water Main Improvements Special
Assessment District #0041 as established by City Ordinance No. 5462, with
recording number 20090804000500. Based on the special assessment charge of
$204.95 per Front-Foot, 379.35 total front-foot, and an interest charge of 5.30%
per annum (maximum 10-year accrual), the following assessment will apply:
. Frontage Charge = $204.95 / Front-Foot x 379.35 Front-
Foot x 153.0% = $118,955.97
a. Final determination of applicable fees will be made after the water meter size
has been determined. SDC fees are assessed and payable at construction permit
issuance.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8” lined concrete main sewer to the north on NE Sunset Boulevard
(Reference COR Project File(s) WWP2701114), and a 15” ductile iron main west of the
site on Harrington Avenue NE (Reference COR Project File(s) WWP2700488).
3. There is also an existing 18” PVC trunk sewer west of the site running north to south
down the middle of NE Sunset Boulevard (Reference COR Project File WWP2702268).
4. The existing side sewer(s) may be reused provided they are relined. Relining of side
sewers will only be permitted after inspection of the side sewer by the Public Works
Inspector. CCTV must be provided by the applicant/contractor for City review. The
building side sewers will need to be cut and capped at the property line as part of the
building demolition.
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. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the units.
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April 6, 2020
7. A separate side sewer will be required for the residential and commercial portions of
the building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by
gravity to the main at a minimum slope of 2%.
8. The development is subject to a wastewater system development charge (SDC) fee. The
2020 SDC fee for sewer is based on the size and number of new domestic water services
to serve the project. The current sewer fee for a 1-inch meter install is $3,400.00 per
meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water
Design Manual (SWDM) will be required. Based on the City’s flow control map, the site
falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions
and is 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. All
stormwater improvements as per the drainage review along with stormwater
improvements in the frontage are required to be provided by the developer.
2. The site topography slopes moderately from the northeast to the southwest. There is an
existing 24-inch stormwater main located along the northern frontage, along NE Sunset
Boulevard. Reference COR Project File(s) SWP2703150) in COR Maps for record
drawings.
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.
4. Maintenance access is required for any proposed stormwater tracts and shall be
designed and installed in accordance with the City adopted SWDM.
5. 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. 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.
6. 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 as described in Section C.1.3 of the 2017 RSWDM. A
preliminary drainage plan, 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.
7. 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 rates), 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
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April 6, 2020
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.
8. Erosion control measures to meet the City requirements shall be provided.
9. The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
10. The 2020 Surface water system development fee is $0.76 per square foot of new
impervious surface, but no less than $1,900.00. 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.
TRANSPORTATION
1. NE Sunset Boulevard 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’. The
minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved
roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike
lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the
pavement. 2’ of clear space behind the sidewalk is required along both sides of the
roadway.
a. Per the King County Assessor’s Map, the existing right of way width for NE
Sunset Boulevard is approximately 100’ along the project frontage. There is a
0.5’ curb and 5’ sidewalk along the NE Sunset Boulevard frontage.
b. The City’s Transportation Department has a capital improvement project along
this portion of NE Sunset Boulevard. The City’s 30% preliminary design plans
have delineated additional right of way that is needed to construct the
improvements. Right of way on this site that has been preliminarily determined
as needed varies along the NE Sunset Boulevard frontage. The City plans to start
construction on this capital improvement project in approximately 3 to 4 years.
The City will require that dedication in accordance with the latest version of the
capital improvement project plans is provided along the NE Sunset Boulevard
frontage and at the NE Sunset Boulevard and Harrington Avenue NE corner. The
Applicant will be responsible for the installation of new frontage improvements
along the NE Sunset Boulevard frontage and at the corner of NE Sunset
Boulevard and Harrington Avenue NE.
2. The proposed development fronts Harrington Avenue NE along the west property
line(s). Harrington Avenue NE is classified as a residential access street. Per RMC 4-6-
060, the minimum right of way width for a residential access street is 53 feet. Per City
code 4-6-060, half street improvements shall include a pavement width of 26 feet (13
feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street
trees and storm drainage improvements.
a. 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 the following street
section: 20’ paved travel roadway and 3 alternatives for the parking lanes,
sidewalks, planter, rain garden, etc. All the proposed street elements are within
the ROW width of 60 feet. Staff is waiting for a clarification regarding the
applicable street section for Harrington Ave NE on this site’s frontage. The
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April 6, 2020
information will be provided to the applicant after it is obtained. Storm drainage
improvements and street lighting are also required. The half street frontage
improvements are required to be provided by the developer.
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April 6, 2020
3. The new street intersection radius must be a minimum of 35’.
4. Street grades shall not exceed 15 percent.
5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
6. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide
slotted drains at the lower end with positive drainage discharge to restrict
runoff from entering the garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the
maximum width of a double loaded garage driveway is 16-feet. If a garage is not
present, the maximum driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
7. Street lighting and street trees are required to be installed by the developer AND must
meet current city standards. Lighting and Photometric plans are required to be
submitted with the land use application and will be reviewed during the construction
utility permit review.
8. A traffic impact analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or
PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic
circulation to and from the site and onsite traffic circulation. The study shall include trip
generation and trip distribution for the project for both AM and PM peak hours.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and
Overlay Requirements.
10. The transportation impact fee is based on the type of land use. For a condominium, the
2020 transportation impact fee is $4,064.56 per dwelling unit. For proposed use, there is
no impact fee for residential; applicant must provide an independent fee study to come
up with a fee for the retail use. Transportation impact fees are subject to change based
on the year the building permit is applied for.
a. A credit will be issued for the existing use that is being removed. The City does
not have a transportation impact fee for the existing use. The fee credit will be
calculated based upon the traffic data for the existing use from the latest
edition of the ITE Trip Generation Manual.
b. RMC 4-1-190.H allows for the applicant to prepare an independent fee
calculation for the traffic impact fee. Please see this section of code for more
information on the independent fee calculation requirements.
GENERAL COMMENTS
1. 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.
2. 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.
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April 6, 2020
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.
3. 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
4. A landscaping plan and tree retention shall be included with the civil plan submittal.
Each plan shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2020 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 9, 2020
TO: Pre-Application File No. 20-000078
FROM: Jill Ding, Senior Planner
SUBJECT: Harrington Redevelopment
960 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, ,
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 project site is located at the southeast corner of NE Sunset Blvd and
Harrington Ave NE and is addressed as 960 Harrington Ave NE (7227801025). The property
totals 29,359 sq. ft. (0.67 acres) and located within the CV zone and Urban Design District D.
The proposal is to construct a five-story mixed-use building with 54 dwelling units with a mix of
studios, open one bedroom, one bedroom, and two-bedroom apartments, an amenity and
lobby space, retail and ground level parking structure. Approximately 4,545 square feet of retail
is proposed at the ground level adjacent to covered, shared parking with 58 parking spaces.
Access to the site is proposed via an access easement, over the property to the south, off of
Harrington Ave NE as well as driveway access off of NE Sunset Blvd. 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 developed with 2 commercial buildings proposed
for removal.
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, as part of a mixed-use development. Retail uses are an outright
permitted use within the CV zone.
Mixed Use Standards: Groundfloor commercial is required along NE Sunset Blvd for properties
in the CV Zone abutting NE Sunset Blvd east of Harrington Avenue NE. Any development
wherein dwelling units are proposed shall provide gross commercial square footage equivalent
to fifty percent (50%) of the gross ground floor area of all buildings on site.
Harrington Redevelopment
Preapplication Meeting
April 9, 2020
At a minimum, the development shall include ground floor commercial space along any street
frontage or, in the absence of street frontage, along the primary facade of the building in
conformance with the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any
given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of
fifteen feet (15') unless a lesser clear height is approved by the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
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.
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). Net density is calculated after the deduction of
areas required for public right-of-way dedication, private
access easements, and critical areas from the gross site area.
Developments meeting the definition of a shopping center
are not required to deduct areas within access easements
from the gross site area for the purpose of calculating net
density.
The proposed 54 total units on the 0.674 acre site would
result in a gross density of 80.12 du/ac, which is within the
density range permitted in the CV zone.
Minimum Lot Size 25,000 square feet No changes in lot area are proposed.
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
Harrington Redevelopment
Preapplication Meeting
April 9, 2020
Minimum Rear Yard / Side Yard None – Except if the lot abuts a lot zoned residential.
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. Compliance
with this standard would be verified at the time of formal
land use application.
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.
Max. Building Height
50-feet, except 70 feet for vertical mixed-use buildings. The
proposed 5-story building appears to comply with the
building height requirements.
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.
In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square
feet of building gross floor area shall be provided for recyclables deposit areas and a minimum
of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas. Compliance with these standards would be
verified at the time of formal 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.
Harrington Redevelopment
Preapplication Meeting
April 9, 2020
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.
Screening: All on-site surface mounted utility equipment shall be screened from public view.
Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a
wall of a height at least as high as the equipment it screens, or a landscaped visual barrier
allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be
made of materials and/or colors compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so as to be
screened from public view. Shielding shall consist of the following: roof wells, clerestories, or
parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclosures.
Compliance with this standard would be verified at the time of formal land use application.
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Preapplication Meeting
April 9, 2020
Parking: The City’s current off-street parking, loading area, and driveway requirements will
apply to the entire site with the addition of new buildings (RMC 4-4-080B.1.b).
No surface parking is permitted between the primary structure and front property line (RMC 4-
4-100E.2).
Attached residential uses are required to provide 1 parking spaces per dwelling unit up to a
maximum of 1.75 spaces per dwelling unit. Based on the proposal for 54 dwelling units, the
project site would be required to provide a minimum of 54 spaces up to a maximum of 95
spaces.
Retail uses are required to provide a minimum and maximum of 2.5 spaces per 1,000 square
feet of net floor area. Based on the proposal for 4,545 sq. ft. of retail uses, the project site
would require a minimum and maximum of 11 spaces.
The proposal would be required to provide a total minimum of 65 spaces up to a total
maximum of 106 spaces. The pre-application materials indicate that a total of 58 spaces would
be provided, which is less than the minimum of 65 required. A twenty five percent (25%)
reduction or increase from the minimum or maximum number of parking spaces may be
granted for nonresidential uses through site plan review if the applicant can justify the
modification to the satisfaction of the Administrator. Justification might include, but is not
limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities.
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. It
should be noted that the parking regulations specify standard stall dimensions. Surface parking
stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and
parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for
more than 30 percent of the spaces in the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided.
The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit.
Spaces within the dwelling units or on balconies do not count toward the bicycle parking
requirement. See RMC 4-4-080F.11.b for complete information regarding bicycle parking
standards. Based on a proposal of 54 attached residential units, a total of 27 bicycle stalls
would be required.
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.
The proposal would be required to provide ten percent (10%) of the number of required off-
street vehicle parking spaces as bicycle parking for the retail use. Based on 11 required vehicle
parking spaces, the proposal would be required to provide 1 bicycle parking spaces for the
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April 9, 2020
retail development. Bicycle parking must be shown on the land use application submittal
materials.
Access: Access to the site is proposed via an access easement, over the property to the south,
off of Harrington Ave NE as well as driveway access off of NE Sunset Blvd.
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.
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
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April 9, 2020
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.
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 Hearing Examiner Site Plan
approval. The application would be reviewed in an estimated time frame of 12 weeks following
acceptance of a complete application. The 2020 Hearing Examiner Site Plan Review application
fee is $3,700.00. 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.
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
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April 9, 2020
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.
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 2020.
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. Plus a 5%
service fee.
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 Jill
Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to schedule a prescreen
appointment.
Expiration: Site plan approval is valid for two years with a possible two-year extension.
Harrington Redevelopment - Pre Application Submittal960 Harrington Avenue NE, Renton, WA 980565Zarnoor Associates, LLCMarch 11, 2020www.grouparch.comSITE PLAN