HomeMy WebLinkAboutPRE_Pre-App_Meeting_Summary_COR_210422_v1PREAPPLICATION MEETING FOR
Kennydale Gateway
4350 Lake Washington Blvd N, Renton WA 98056
PRE21-0000117
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 22, 2021
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov
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 an electronic copy of this packet when you apply for
land use and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE:April 22, 2021
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Kennydale Gateway
1. The fire flow requirement is 3,250 gpm. A minimum of four fire hydrants are required.
One within 150-feet and three within 300-feet of each proposed building. One hydrant
is required within 50-feet of all fire department connections for standpipe and sprinkler
systems. Existing hydrants may be counted toward the requirements if they meet
current code. Fire hydrants shall also meet maximum spacing requirements of 300-feet
on center. A looped water main is required for all fire flows over 2,500 gpm.
2. Fire impact fees are applicable at the rate of $964.53 per multi-family units, retail is
$1.25 per square foot and $0.26 per square foot of office space. No fee for parking
garage areas. This fee is paid at time of building permit issuance. Credit is due for the
area of existing buildings removed.
3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout
the building. Separate plans and permits required by the fire department. Direct outside
access is required to the fire sprinkler riser room. Fully addressable and full detection is
required for the fire alarm system.
4. Fire department apparatus access roadways are required within 150-feet of all points on
the building. Fire lane signage required for any on site roadways. Required turning
radius are 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. Fire lane signage required per code.
Any propose restricted access gating systems shall meet all fire department
specifications for automatic opening gates.
5. This facility shall be equipped with an elevator to meet the size requirements for a
bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch
stretcher.
6. 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 22, 2021
TO:Clark Close, Senior Planner
FROM:Nathan Janders, Plan Reviewer
SUBJECT:Kennydale Gateway
4350 Lake Washington Blvd
PRE21-000117
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
3224059049. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure Zone.
2. The static water pressure is approximately 118 psi at ground elevation of 35 feet.
3. There is an existing 12-inch water main located in Lake Washington Blvd N that can deliver a maximum
flow capacity of 3,700 GPM (see water plan No. W-353102, W353103).
4. There is an existing 12-inch water main located in an easement on the property that can deliver a
maximum flow capacity of 2,800 GPM (see water plan No. W-04000C).
5. There are five existing fire hydrants within 300 feet of the property along Lake Washington Blvd N and
three existing hydrants on the property.
6. There is no existing domestic water or irrigation water service to the property.
7. 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, including the use of a fire sprinkler system, is 3,700 gpm. Per City code a looped water
main is required around the development when the fire flow demand exceeds 2,500 gpm.
8. Based on the information provided with the pre-application submittal documents, 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 the items that follow.
Installation of an on-site looped 12-inch water main within the interior access lanes along the
southerly, easterly and northerly sides of the entire development connecting the existing 12-
inch water mains in Lake Washington Blvd N and the existing 12-inch water main at the
southeast corner of the parcel. Installation of a 12-inch water main between the two
southerly buildings. See conceptual water plan attached.
The applicant shall request the city to grant a partial release of the existing easement for the
portions of the existing water mains that will be removed or abandoned in place.
A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required from
the building foundation to the new water main.
The existing water main on property must be protected during the demolition of the existing
building(s) and construction of the new development unless it is designated for demolition
and disconnected from the active water main.
Installation of a separate water service and meter for the residential portion of each new
building. The sizing of the meter shall be in accordance with the most recent edition of the
Uniform Plumbing Code. All residential domestic water meters shall have a double check valve
assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA
may be located inside the building if the location is pre-approved by the City Plan Reviewer
and City Water Utility Department. The backflow prevention assembly must be located
adjacent to and behind a building exterior wall.
Installation of a separate water meter for the commercial portion of each new building. 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 pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow
prevention assembly must be located adjacent to and behind a building exterior wall.
Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan
no 320.4. The meter vault shall be located within public ROW or within an easement on
private property.
Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
Per the Uniform Plumbing Code a pressure reducing valve (PRV) is required downstream of
the water meter(s) because the water pressure is over 80 psi.
Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required
for backflow prevention to each building. The sizing of the fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DCDA’s shall be
installed on the private property in an outside underground vault per City Standard Plan
360.2. The DCDA may be installed inside the building if it meets the conditions per City
Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA
inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The
backflow prevention assembly must be located adjacent to and behind a building exterior
wall.
Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC).
9. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler
use. The development is also subject to 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. Fees will
be charged based on the rate at the time of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,450.00 per 1-inch meter, $22,250 per 1-1/2 inch meter, $35,600
per 2-inch meter and $71,200 per 3-inch meter.
Water service installation charges for each proposed domestic water service may be
applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2
inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing
fee is applied and the Contractor will provide the materials and will install the service line and
water meter.
Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-
inch meter.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 12-inch sewer main on site (no record drawing available).
3. There is an existing King County Interceptor line along the south property line.
4. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040
and City of Renton Standard Details.
5. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub-
terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant
may need to install an internal pump to bring the basement garage flows to the surface level for
gravity drain to the side sewer.
6. A grease interceptor is required if there is a commercial kitchen.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. A 15 foot public utility easement is required for public sewer on private property. An easement over
the existing sewer main from its connection point with the King County Interceptor Line and the
existing City Manhole (facility ID MH4779) is required as a condition of approval for the issued civil
construction permit C21-000235. All sewer connections upstream of MH4779 will be private. If the
proposed structures reside over the easement, then a release or partial release of easement will be
required.
9. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
The current sewer fee for is $3,450.00 per 1-inch meter, $17,250 per 1-1/2 inch meter,
$27,600 per 2-inch meter, and $55,200 per 3-inch meter.
Final determination of applicable fees will be made after the water meter size has been
determined.
Surface Water
1. There is an existing 24-inch stormwater main on the east side of Lake Washington Blvd N (there is no
record drawing available).
2. There is an existing easement in the southwest corner of the parcel, KC recording number
20110307001402, for a water quality facility.
3. Critical areas on site that may effect stormwater review: regulated slopes, 100 year floodplain.
4. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Flow Control Duration Standard Area matching Existing Conditions. The site falls
within the Lower May Creek drainage basin.
5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
6. 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.
7. 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.
8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3.
9. Erosion control measures to meet the City requirements shall be provided.
10. A Construction Stormwater General Permit is required from the Department of Ecology if clearing and
grading of the site disturbs more than 1 acre.
11. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
The current SDC fee is $0.80 per square foot of new impervious surface but not less than
$2,000.
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000.
The proposed project fronts Lake Washington Blvd N along the North and West property lines.
Lake Washington Blvd N is classified as a Collector Arterial street with an existing right-of-way
(ROW) width of approximately 60 to 150 feet . To meet the City’s complete street standards
for Collector Arterial streets with 2 lanes a minimum ROW width of 83 feet is required. Per
RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required
and include a minimum 46 foot paved road (23 feet each side), a 0.5 foot curb, an 8 foot
planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm
drainage improvements. Dedication of approximately 11.5 feet will be required pending final
survey.
i. However, with the development of the NE 44
th St Interchange by WSDOT, an alternate
street section has been designated for this section of Lake Washington Blvd. N. North
of the round-a-bout, minimum half street improvements shall consist of a 32 foot
paved roadway (16 feet from centerline) consisting of an 11 foot travel lane and 5
foot bike lane, a 0.5 foot curb, an 8 foot planting strip, a 12 foot sidewalk, street trees
and storm drainage improvements. South of the round-a-bout, minimum half street
improvements shall consist of a 32 foot paved roadway (16 feet from centerline)
consisting of an 11 foot travel lane and 5 foot bike lane, a 0.5 foot curb, an 8 foot
planting strip, a 12 foot sidewalk, street trees and storm drainage improvements such
that it aligns with the existing street frontage at the southwest corner of the property.
Dedication will be required to install the improvements and proposed round-a-bout
as determined required by survey. A street modification will be required for the
roadway section.
2. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns
or the taper section.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than four (4) residential units. See RMC
4-6-060 for street lighting requirements.
5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis
for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then applicant should contact the City to get information of the locations where traffic analysis is
required.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
The 2021 transportation impact fee for apartments is $6,717.10 per dwelling.
Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85
per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
The property contains existing light industrial buildings and will receive credit for the
demolition.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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.
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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000117
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 22, 2021
TO:Pre-Application File No. 21-000117
FROM:Clark H. Close, Senior Planner
SUBJECT:Kennydale Gateway – 4350 Lake Washington Blvd N (APN
3224059049)
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 in the Kennydale Community Planning Area at
4350 Lake Washington Blvd N, north of May Creek Trail. According to King County Department of
Assessments, the subject site is approximately 7.18 acres in area (312,776 square feet). The parcel
is zoned Commercial/Office/Residential (COR) and is in the Urban Design Overlay District “C”. The
site is mostly impervious surfaces with some vegetation along the periphery. A stormwater pond
exists in the southwestern corner of the site. The proposal is to redevelop the site into three (3)
separate buildings. The buildings would be either three- or four-story buildings with at grade
enclosed landscape courtyards and parking throughout the site. Building 1 is proposed at the
northern portion of the site. Building 1 would include approximately 1,500 square feet of retail
space at the main entry corner (NE corner of the proposed roundabout at N 43rd St and Lake
Washington Blvd N) and approximately 100 wood-framed apartments over an at grade concrete
parking garage. Building 2 is proposed south of the main entry and would host the following: the
main leasing office, roughly 7,000 square feet of site amenities, one level of parking at grade on
the south portion, and approximately 125 apartments. Shared amenities would include fitness
and club room on the ground level on the north portion of the building. Building 3 would be
located along I-405 on the southeast side of the site and would provide a lobby/mail room and
approximately 150 apartments with at grade parking under a portion of the building. The
residential apartments would be designed as either studio, one-bedroom, or two-bedroom
configurations with an average unit size of eight hundred square feet.
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Primary site access is proposed at a new roundabout along Lake Washington Blvd N at N 43rd St.
The entrance is proposed to be heavily landscaped with open plaza space and a prominent feature
to engage the site as a gateway entrance. A grand lobby with covered walkways is proposed at
the site’s entry. Private access to the residential buildings, south of the main entry road, are
proposed through the middle of the site with a private street that continues south to loop the site
and Building 3.
Current Use: The former pan abode site is currently developed with warehouse buildings used for
storage warehouse, equipment shed, office building, and garage storage. The site is also
temporarily used as the trailer field office for Flatiron-Lane JV, a laydown yard and a staging area
for construction equipment and materials. The remaining buildings would be demolished to
accommodate the proposed project.
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “COR standards” herein). These standards are available on the City’s website at
https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402120B.htm
l#4-2-120B.
The property is also located within Urban Design District ‘C’, and therefore subject to additional
design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in
terms of landscaping, building design, signage, and street furniture.
Zoning: The property is located within the Commercial/Office/Residential (COR) Comprehensive
Plan land use designation and the Commercial Office Residential (COR) zone. The COR zone allows
a variety of uses, including but not limited to retail sales, on-site services, general office,
structured parking, garage, and attached residential dwellings – flats. The proposed mixed use
project with retail, on-site amenities, at grade parking garages, and attached residential
dwellings are consistent with the zoning use table.
Density: The minimum residential density is 30 dwelling units per net acre (du/ac) and maximum
density is 50 du/ac. The same area used for commercial and office development may be used to
calculate residential density. Where commercial and/or office areas are utilized in the calculation
of density, the City may require restrictive covenants to ensure the maximum density is not
exceeded should the property be subdivided or in another manner made available for separate
lease or conveyance. The area of public and private streets and critical areas would be deducted
from the gross site area to determine the “net” site area prior to calculating density. Not enough
information was provided to determine net density for the subject site, therefore staff could not
determine compliance with density standards. Calculated based on gross density the proposed
residential multi-family would result in approximately 52.2 dwelling units per gross acre (375
dwellings / 7.12 acres = 52.2 dwelling units per gross acre). Based on gross density, the proposed
project would exceed the maximum permitted market rate density for the subject site. A density
bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065,
Density Bonus Review. One bonus market-rate dwelling unit may be granted for each affordable
dwelling unit constructed on site, up to the maximum bonus density allowed. The maximum
density for affordable housing in the COR zone is 30% above maximum density. At the time of
formal application, for projects which include a residential component, a density worksheet is
required so that an accurate density calculation can be determined.
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Minimum Lot Size, Width and Depth – No minimums are specified for the COR zone.
Lot Coverage – 65 percent of the total area or 75 percent if parking is provided within the building
or within a parking garage. All parking is not proposed to be within a parking garage, therefore,
the proposed development would be required to meet the 65 percent lot coverage standard.
The pre-application did not provide exact coverage calculations for each building; therefore, staff
could not determine compliance with lot coverage standards. Site data submitted at the time of
application must indicate site coverage by buildings and by impervious area.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setbacks in the COR zone are determined at the time of site development plan
review. In no case shall a structure over 42 inches in height intrude into the 20-foot clear vision
area defined in RMC 4-11-030.
Per the Shoreline Master Program General Development Standards, all new or expanded
commercial development adjacent to residential use and public parks shall provide fifteen feet
(15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and
glare, and may address scale and aesthetic impacts. Fencing or landscape areas may be required
to provide a visual screen.
Building Height – The maximum building height in the COR zone is 10 stories and/or 125 feet.
Based on the proposed three- and four-story building heights provided, each building would
comply with building height standards of the COR zone. In no case shall building height exceed
the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within
the Federal Aviation Administration Airport Zones designated by RMC 4-3-020. Compliance with
building height requirements would be verified during the formal land use review process.
Landscaping: The development standards require that all pervious areas, with the exception of
critical areas, within the property boundaries have landscape treatment. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet
(10') of on-site landscaping is required along all public street frontages, with the exception of
areas for required walkways and driveways and those zones with building setbacks less than ten
feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not
located. 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 when a commercial zoned lot or use abuts a residential zone.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A conceptual landscape plan must be provided with the formal land use
application as prepared by a registered Landscape Architect, a certified nurseryman or other
certified professional.
Significant Tree Retention: 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 if significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed from the parcel. The corresponding tree retention
plan must show preservation of at least 10% of significant trees (RMC 4-4-130.H.1.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)
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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.
A formal tree retention worksheet would be required with the land use application. An
inventory, retention plan, and arborist report would be required with the application if
significant trees are to be removed.
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 (see RMC 4-4-095).
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet requires a building
permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to
four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a
limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless
the total combined height of the retaining wall and the fence does not exceed the allowed height
of a standalone fence. New or existing fencing would need to comply with the fence requirements
of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences and retaining walls.
Parking – Parking, docking and loading areas for truck traffic shall be off-street and screened from
view of abutting public streets. The following parking spaces would be required based on land use
per RMC 4-4-080:
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Use
Square
Footage
of Use
Ratio Required
Spaces
Offices, general:TBD A minimum of 2.0 per 1,000 square feet
of net floor area and a maximum of 4.5
parking spaces per 1,000 square feet of
net floor area.
TBD
Retail sales 1,500 SF A minimum and maximum of 2.5 per
1,000 square feet of net floor area
4
Attached dwellings 800 SF
(unit avg);
375 units
1 per dwelling unit is required. A
maximum of 1.75 per dwelling unit is
allowed.
± 375 to
± 656
Public Access Parking
(Shoreline Regulations)
See comments below under Shoreline.
The applicant is proposing 398 total parking spaces. 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 parking analysis would be based on the
square footage of uses proposed, and the total number and type of attached dwelling units. It
should be noted that the parking regulations specify standard stall dimensions. Surface parking
stalls must be a minimum of 9 feet x 19 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 50 percent of the spaces in the surface parking lots. If the proposal provides more or less
parking than required by code, a request for a parking modification would need to be applied for
and granted. This detailed written request should be submitted by the applicant along with or
prior to the land use application process.
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.
Bicycle Parking – The proposal also requires a minimum of one-half (0.5) bicycle parking spaces
per dwelling unit and ten percent (10%) of the number of required off-street vehicle parking
spaces for all other uses. Space shall meet the requirements of RMC 4-4-080.F.11.c which includes
secure extended use protection for the entire bicycle. Spaces within the dwelling units or on
balconies do not count toward the bicycle parking requirement. See RMC 4-4-080.F.11.b for
complete information regarding bicycle parking standards. Bicycle parking must be shown on the
land use application submittal materials.
Access: The conceptual site plan includes one primary or gateway access point into the middle of
the development from Lake Washington Blvd N. The existing north access into the site would be
removed. The gateway access is proposed to extend into the site and continue via a private
internal road around Building 3. A fire access road, south of Buildings 2 and 3 along the south
property line, would provide emergency access to Lake Washington Blvd N.
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Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for
location, signage, screening, and setbacks for collection areas and specific requirements. The
requirements for multi-family residences is a minimum of one and one-half (1-1/2) square feet
per dwelling unit for recyclables deposit areas, except where the development is participating in
a City-sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A
total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit
areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units.
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. In office developments, a minimum of two (2)
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 four (4) 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. In other nonresidential developments, a minimum of three (3) 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 six (6) 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. See RMC 4-4-090 for
additional information and standards. Compliance with the refuse and recycling standards would
be required to be demonstrated in the land use application.
Based on a gross commercial building area of 1,500 square feet, a minimum of 100 square feet
would be needed for recycling and refuse deposit areas. Based on a multi-family development
of 375 units, a minimum of 462.5 square feet would be needed for recyclables area and a
minimum of 1,125 square feet would be needed for refuse deposit area. Additional refuse and
recycling area would be needed for any proposed leasing/amenity space or other proposed uses.
Compliance with this requirement would be verified at the time of formal land use application.
Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is required.
Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100.
The following bullets are a few of the standards outlined in the regulations.
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.
Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line (when on a corner lot).
The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
along the sidewalk is minimally impeded.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
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All building façades shall include measures to reduce the apparent scale of the building
and add visual interest. Examples include modulation, articulation, defined entrances,
and display windows.
All buildings shall be articulated with one or more of the following: defined entry features;
bay windows and/or balconies; roof line features; or other features as approved by the
Administrator.
On any façade 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).
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: The project site is within the Shoreline area of May Creek and would therefore be
subject the regulations within the City’s Shoreline Master Program. The site is also located within
an area of known wetlands, critical habitat, flood zone, regulated slopes, and high seismic hazard.
A geotechnical report shall be provided by a qualified professional. The study shall demonstrate
that the proposal will not increase the threat of the geological hazard to adjacent properties
beyond the pre-development conditions, the proposal will not adversely impact other critical
areas, and the development can be safely accommodated on the site. In addition, the study shall
assess soil conditions and detail construction measures to assure building stability.
Shoreline Jurisdiction:
May Creek is a regulated shoreline of the state and any development within 200 feet of the
Ordinary High Water Mark (OHWM) of the stream would be required to comply with the Shoreline
Master Program. As proposed, portions of the development currently fall within the 100-year
special flood hazard FEMA Zone AE.
Southern portions of the subject site are located in May Creek Reach B (MC-B) and in the Shoreline
High Intensity Overlay District. Uses adjacent to the water’s edge and within buffer areas are
reserved for water-oriented development, public/community access, and/or ecological
restoration. The location of this district includes the Commercial/Office/ Residential (COR) zoning
designation generally north of May Creek (RMC 4-3-090.C.4.b). A stream study would be
required. The following additional standards shall apply to the proposed development, due to the
shoreline regulations.
Setbacks: Structures shall be setback from the Ordinary High Water Mark (OHWM) of May Creek
a minimum of 100 feet. Water-oriented and non-water-oriented uses may be established closer
to OHWM only in cases where the vegetation conservation buffer is varied.
Vegetation Conservation Buffer: 100 feet. New development shall develop and implement a
vegetation management plan that complies with the standards of RMC 4-3-090.F.1. Unless
otherwise provided, a vegetation management plan shall preserve, enhance or establish native
vegetation within the specified vegetation buffer.
Height limits: No buildings are permitted within 100 feet of the OHWM. Buildings more than 100
feet from OHWM are limited to a maximum building height of 35 feet. Additional height may
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be allowed if essential to the function of a water-dependent use. Once outside the shoreline
jurisdiction, the maximum height permitted by the zone would apply.
Coverage Standards: Up to five percent (5%) impervious surface is allowed in vegetation
conservation buffers/setbacks for access to the shoreline, or a pathway up to six feet (6') wide,
whichever is greater. In addition, for projects that provide public access and the opportunity for
substantial numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious
surface is allowed; provided, that no more than five percent (5%) impervious surface is allowed
closer than twenty five feet (25') from OHWM. 15% lot coverage is allowed for buildings more
than 100 feet from OHWM. Once outside the shoreline jurisdiction, the maximum lot coverage of
the zone would apply.
Public Access Development Standards: Public access shall be located adjacent to other public
areas, accesses, and connecting trails, connected to the nearest public street, and include
provisions for handicapped and physically impaired persons, where feasible. New multi-family
developments shall provide a significant public benefit such as providing public access and/or
ecological restoration along the water’s edge. For such proposed development, a community
access plan may be used to satisfy the public access requirement if the following written findings
are made by the Administrator of the Department of Community and Economic Development or
designee.
Parking Requirements: For private developments required to provide more than twenty (20)
parking spaces, public parking may be required in addition to the required parking for the
development at a ratio of one space per one thousand (1,000) square feet of public access area
up to three (3) spaces and at one space per five thousand (5,000) square feet of public access area
for more than three (3) spaces. Parking for public access shall include the parking spaces nearest
to the public access area and may include handicapped parking if the public access area is
handicapped accessible.
Planned Trails to Be Provided: Where public trails are indicated on the City’s transportation, park,
or other plans, construction of trails shall be provided within shoreline and non-shoreline areas
of a site.
Wetlands within shoreline jurisdiction shall be identified in accordance with the requirements of
RCW 36.70A.175 and 90.58.380. Wetlands have been identified near the project site; therefore,
a wetland assessment study shall be required. Furthermore, there is a potential for critical
habitat on or near the subject site, as such, a habitat assessment shall be provided.
Pending the outcome of the FEMA Study, a Flood Hazard Data and Biological Assessment
(meeting the requirements of the National Marine Fisheries Service (NMFS)) may be required to
be submitted with formal land use application pursuant to RMC 4-8-120.D. In addition, all
proposals shall be consistent with the need to minimize flood damage; shall have public utilities
and facilities such as sewer, gas, electrical, and water systems located and constructed to
minimize flood damage; shall have adequate drainage provided to reduce exposure to flood
damage; and shall show the flood hazard information and boundary on the submittal drawing
including the nature, location, dimensions, and elevations of the proposed development.
Furthermore, it appears the proposed development may fill portions of the flood plain as such
compensatory storage will be required for flood waters.
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The seismic hazard is related to potential liquefaction of soils during an earthquake event. A
geotechnical analysis for the site is required. The analysis needs to assess soil conditions and
detail construction measures to assure building stability.
Environmental Review: The proposal will exceed several thresholds and as a result the project
would require Environmental ‘SEPA’ Review. An environmental determination will be made by
the Renton Environmental Review Committee.
Master Plan Review: Master plan review is required for all development within the COR zone.
The purpose of the master plan process is to evaluate projects at a broad level and provide
guidance for development projects with multiple buildings on a single large site. The master plan
process allows for analysis of overall project concepts and phasing as well as review of how the
major project elements work together to implement City goals and policies. Master plan review
allows for consideration and mitigation of cumulative impacts from large-scale development and
allows for coordination with City capital improvement planning. Master plan review should occur
at an early stage in the development of a project, when the scale, intensity and layout of a project
are known.
Site Plan Approval: Site plan review is required for all development in the COR zone. The purpose
of the site plan review process is to analyze the detailed arrangement of project elements to
mitigate negative impacts where necessary to ensure project compatibility with the physical
characteristics of a site and with the surrounding area. Site plan review ensures quality
development consistent with City goals and policies. Site plan review analyzes elements including,
but not limited to, site layout, building orientation and design, pedestrian and vehicular
environment, landscaping, natural features of the site, screening and buffering, parking and
loading facilities, and illumination to ensure compatibility with potential future development.
An applicant may submit a master plan, site plan, combined master plan and site plan for the
entire site, or a master plan addressing the entire site with site plan(s) for one or more phases of
the planned site development. Decisional criteria are itemized in RMC 4-9-200.E. It is the
applicant’s responsibility to identify how the proposal meets the decisional criteria. A narrative
responding to these criteria shall be submitted with the land use application.
Permit Requirements: The proposed project would require Master Plan Review, Hearing
Examiner Site Plan Review, Environmental (SEPA) Review, and a Street Modification Request. All
land use permits would be processed within an estimated time frame of 12 weeks. The 2021
application fees would be as follows: $3,800 master plan + $3,800 hearing examiner site plan
review + $1,600 SEPA review. Any modification requests to code standards are $260 per
modification. There is an additional 5% technology fee at the time of land use application. All fees
are subject to change prior to submittal.
Detailed information regarding the land use application submittal can be found on the Site Plan
Review submittal checklist and other informational applications and handouts can be found on
the City’s Digital Records Library. The City requires electronic plan submittal for all applications.
Please refer to the City’s Electronic File Standards.
Public Notice: Public Information Signs are required for all Type III Land Use Permits, as classified
by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land
development, specific permits/actions being considered by the City, and to facilitate timely and
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effective public participation in the review process. The applicant must follow the specifications
provided in the public information sign handout (see land use forms on City website). The
applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application
meeting and before submittal of applicable permit applications. The public meeting shall be held
within Renton city limits, at a location no further than two (2) miles from the project site.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater
than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are
intended to supplement information provided by public information signs by allowing an
applicant to develop a personalized promotional message for the proposed development. The
sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information that
lends greater understanding of the project. See the attached Public Outreach sign handout for
more information and specifications. In addition to the required land use permits, separate
construction, building and sign permits would be required (if applicable).
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees
would be required. Such fees would apply to all projects and would be assessed per the City’s fee
schedule and payable prior to building permit issuance. For information purposes only, the 2021
impact fees are as follows:
A Fire Mitigation fee based on the rate established by the Renton Fire Authority would
be assessed based on the use. For example: The 2021 Fire Impact Fee for a new multi-
family dwelling unit is assessed at $964.53, restaurant/lounge space is assessed at $5.92
per square foot, and leisure space activities is assessed $2.36 per square foot;
A Transportation Mitigation Fee based on the fee established in the ITE manual would be
required. For example, $6,717.10 for a new apartment unit and $7,145.85 per PM peak
hour vehicle trip;
Renton School District Impact Fee currently assessed at $4,989.00 per new multi-family
unit (plus a 5% surcharge fee); and
Parks Impact Fee is currently assessed at $1,977.62 per new multi-family dwelling unit (5
or more units).
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
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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 Clark
Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials
and subsequent land use application.
Expiration and Extensions: Once Master Site Plan application has been approved, the appropriate
expiration date for the master plan is up to five (5) years. Such approval shall include clearly
defined phases and specific time limits for each phase and a determination of eligibility for any
extensions of the time limits. It is the responsibility of the owner to monitor the expiration date.
WSDOT PROPOSEDROUNDABOUTFIRELANEEXISTING CURBCUT AND DRIVECONNECTIONEXISTINGDETENTION AREAEXISTINGSIDEWALKN 43RD ST.LEASING /AMENITYAMENITYRESIDENTIAL BUILDING4 STORIESRESIDENTIAL BUILDING3 STORIES OVER 1 LEVELOF PARKINGCOURTYARDCOURTYARDCOURTYARDCOURTYARDCOURTYARDLOBBY/MAILLOBBY/MAILPRIVATE ENTRIESRESIDENTIAL BUILDING3 STORIES OVER 1 LEVELOF PARKINGRETAILRESIDENTIAL BUILDING3 STORIES OVER 1 LEVELOF PARKINGRESIDENTIAL BUILDING4 STORIESRESIDENTIAL BUILDING4 STORIESPARKINGENTRYPARKINGENTRYPARKINGENTRYAMENITYPROPOSEDFIRELANECONNECTIONMAY CREEK TRAILMAY CREEK TRAILSHARED ENTRY DRIVELAKEWASHINGTONBLVD.LAKEWASHINGTONBLVDMAY CREEK110TH AVE SE
BN
R
RLAKEWASHINGTON
SE 88TH STMERCERISLAND900EDMONDS
AVE NE SITEDrawing No.Project ID20485HENSLEY LAMKIN RACHEL, INC.DALLAS ● HOUSTON ● SEATTLEWWW.HLRINC.NETPH:972.726.9400Pre-Application Issue:03.29.21PROJECT MGR:DRAWN BY:CHECKED BY:REVISIONSDOCUMENTS AS INSTRUMENTS OF SERVICEARE GIVEN IN CONFIDENCE AND REMA
IN THEPROPERTY OF HENSLEY LAMK
IN RACHEL, INC.THIS DOCUMENT AND THE INFORMATIONCONTAINED HEREIN MAY NOT
BE
DUPLICATED,USED, OR DISCLOSED WITHOUT WRITTENCONSENT OF HENSLEY LAMKIN RACHEL, INC.C 2019 HENSLEY LAMKIN RACHEL,
INC.Project Title:KENNYDALEGATEWAYRENTONWASHINGTONVULCANDeveloper:SCALE:011" = 40'-0"SITE PLANNVICINITY MAPSITE DATASITE LOCATION4350 LAKE WASHINGTON BLVD NRENTON, WAZONINGCOMMERCIAL ZONING - CORSITE SUMMARYSITE AREA:PROPOSED USE:LOT COVERAGE:SETBACKS:TOTAL UNITS:UNIT AVERAGE:PROPOSED DENSITY:COMMERCIAL BUILDING AREA:TOTAL PARKING:7.76 ACRES / 338,214 S.F.RESIDENTIAL MULTI-FAMILY36.15%DETERMINED THROUGHSITE PLAN REVIEW+/- 375 UNITS800 S.F.49.7 UNITS/ACRE1,500 S.F.398 SPACESA1SITE PLANBUILDING 1UNIT TOTAL = 99 UNITSRETAIL = 1,500 S.F.PARKING STRUCTURE = 84 SPACESSURFACE PARKING = 61 SPACESTOTAL PARKING = 145PARKING RATIO = 1.46RETAIL = 8 SPACESPARKING RATIO = 1250 S.F.BUILDING 2UNIT TOTAL = 125 UNITS / 7,200 S.F. AMENITYPARKING STRUCTURE = 59 SPACESSURFACE PARKING = 58 SPACESTOTAL PARKING = 117PARKING RATIO = 1BUILDING 3UNIT TOTAL = 151 UNITSPARKING STRUCTURE = 63 SPACESSURFACE PARKING = 97 SPACESTOTAL PARKING = 103PARKING RATIO = 0.68