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HomeMy WebLinkAboutPRE_StaffComments_221201_v1 PREAPPLICATION MEETING AAA Renton Office Adaptive Reuse 535 Garden Ave N PRE22-000378 CITY OF RENTON Department of Community & Economic Development December 1, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@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 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 assigned planner to have the documents 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: November 28, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: AAA office to residential 1. The required fire flow will not change with this change of use. Existing fire hydrants are sufficient. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. No charge for parking garage areas. Credit is granted at the rate of $0.26 for the existing office use area. 3. The building is equipped with fire sprinkler, standpipe, and fire alarm systems. The existing systems shall be upgraded/replaced to meet existing fire code requirements and new occupancy requirements. 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 existing and shall be maintained as they exist. 5. Building shall be retrofitted with an elevator meeting the size requirements for a bariatric size stretcher due to the change of use and the new addition. 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. 7. Addition of the rooftop amenity space appears to re-classify the building into the high-rise category. This would trigger multiple fire and building code requirements. The project shall comply to all applicable high-rise requirements of the International Building and Fire Codes, 2018 editions. This includes some things like emergency power, fire pumps, secondary on-site fire protection water, pressurized stair enclosures, voice evacuation fire alarms with zoning, fire command center, etc. 8. Project shall comply with local city fire code ordinance Section 914.3.7 Air replenishment systems. All high-rise buildings shall be equipped with an approved rescue air replenishment system. The system shall provide an adequate pressurized fresh air supply through a permanent piping system for the replenishment of portable life sustaining air equipment carried by the Fire and Emergency Services Department rescue personnel in the performance of their duties. Location of access stations, as well as installation and maintenance of the air replenishment systems, shall meet the requirements as determined by the Fire Code Official. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 1st, 2022 TO: Andrew Van Gordon, Associated Planner FROM: Yong Qi, Development Engineer SUBJECT: 535 Garden Ave N PRE22-000378 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 7564600055. 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 Valley 196 Pressure Zone. The static water pressure is approximately 72 psi at ground elevation of 30 feet. 2. There is an existing 12-inch water main (196 pressure zone) located in N 6th St that can deliver a maximum flow capacity of 2,800 GPM (see water project No. W-1920 for record drawings). 3. There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that can deliver a maximum flow capacity of 7,000 GPM (see water project No. W-1920 for record drawings). 4. There is an existing 8-inch water main (196 pressure zone) within an easement on the south side of the project site that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W- 057201). 5. There is an existing 12-inch water main located in Garden Ave N that can deliver a maximum flow capacity of 4,800 GPM (see water project No. W-1111 for record drawings). This water main is in the Kennydale 308 pressure zone. The static pressure is approximately 119 psi at ground elevation of 30 feet. This water main does not provide additional supply water to the above described 196- zone water mains since there are no pressure-reducing-valves connecting the two different pressure-zones at the above locations. 6. There are multiple existing fire hydrants within 300 feet of the property. 7. The project site contains an existing 2-inch irrigation water service, an existing 8-inch fire water service with an 8-inch DDCVA and an existing 3-inch domestic water serving the 535 Garden Ave N building. An 8-inch fire water service with an 8-inch DDCVA serves the parking garage. A 6-inch fire water service and a 2-inch domestic water service serve the 500 Park Ave N. o There are existing backflow prevention assemblies on some of the above listed meters and fire sprinkler supply lines and there are no City records for the test reports on these assemblies. 8. 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 3,500 GPM. Per City code a looped water main is required around the building when the fire flow demand exceeds 2,500 gpm. 9. 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. a) Additional water main improvements may be required to provide a looped water around the existing buildings. The limit of the water main extension will be determined based on the final site plan and on the determination of fire flow demand from RRFA, along with the placement of fire hydrants, fire sprinkler supply lines and fire department’s connections to the building. New pressure-reducing valves (PRV’s) may be required to connect the water main from the 308-zone to the 196-zone. b) 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. c) Installation of a separate water service and meter for the residential portion of the 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. d) Installation of a separate water meter for the commercial portion of the 1st floor. The existing 3-inch DCVA in the underground vault behind the domestic meter along the south side of the building shall be removed and replaced with a new 3” RPBA inside an above ground, heated enclosure per City Standard Plan 350.2 (i.e., Hot-Box). A drain must be provided to received water from the relief valve on the RPBA. If a larger meter is required due to the increase in water demand from additional plumbing fixtures, the existing 3” meter will need to be removed and replaced with a larger meter with a RPBA. The applicant shall provide calculations for the sizing of the domestic water meter based on the Uniform Plumbing Code. e) If proposed, 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. f) 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). 10. 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 Water Design Standards and Details as shown in Appendix K of the City’s 2021 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. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2-inch meter, and $36,000 per 2-inch meter. b) Water service installation charges for each proposed domestic water service is 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. c) Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2-inch meter, and $950 per 2- inch meter. d) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 24-inch gravity wastewater main located in N 6th St (see record drawing S- 020504). 3. There is an existing 8-inch gravity wastewater main located in N 5th St conveying north through the project site between the western building and parking garage before turning west into Park Ave N, where it continues north before it connects into the 24-inch main in N 6th St (see project file S-046702 for record drawings). 4. There is an existing 8-inch gravity wastewater main located in Garden Ave N (see record drawing S-194101). 5. There is an existing 6-inch side sewer serving the building from N 6th St. 6. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 7. An oil/water separator will be required for connecting the covered parking lot to sewer. It is not evident that the existing parking garage connects to sewer. 8. A grease interceptor is required if there is a commercial kitchen proposed. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. If the existing sewer service will be reused, no sewer system development charges are applicable. If the domestic water meter size is required to be upsized or additional meters are required as a result of the project, applicable SDC fees would be required. Credit would be provided for the existing meter size.” Surface Water 1. There is an existing 12-inch stormwater main on the east side of Garden Ave N (see record drawing R-194105). 2. There is an existing 24-inch stormwater main in N 6th St (see record drawing R-220810) 3. There is an existing 12-inch stormwater main in Park Ave N (see record drawing R-192001). 4. There is an existing 24-inch stormwater main in N 5th St (see record drawing R-345927). 5. There are two, private, on-site conveyance systems discharging to the west and south of the project site (see record project TED4001920). 6. A drainage report complying with the 2022 Renton Surface Water Design Manual (2022 RSWDM) will be required if construction is proposed exterior to the existing building. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. No drainage review shall be required if there is no construction proposed exterior to the existing building. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Lower Cedar River drainage basin. 7. 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 8. Erosion control measures to meet the City requirements may be required during construction as needed. 9. Critical areas that may affect surface water review, the project site is within aquifer protection area Zone 2. 10. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 11. If any exterior improvements are proposed with new impervious area, the 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. Fees that are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. Transportation 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. The proposed project fronts Garden Ave N to the east, N 6th St to the north, Park Ave N to the west, and N 5th St to the south: a) Garden Ave N is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 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 54-foot paved road (27 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 and storm drainage improvements. Dedication of approximately 15.5 feet will be required pending final survey. b) N 6th St is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 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 54-foot paved road (27 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 and storm drainage improvements. Dedication of approximately 15.5 feet will be required pending final survey. c) N 5th St is classified as a Commercial-Mixed Use & Industrial Access Street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Commercial-Mixed Use & Industrial Access streets with 3 lanes a minimum ROW width of 80 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 47-foot paved road (23.5 feet each side), a 0.5-foot curb, an 8-foot planting strip, a 6-foot sidewalk, 2-foot clear space at back of walk and storm drainage improvements. Dedication of approximately 10 feet will be required pending final survey. d) Park Ave N is classified as a Principal Arterial Street with an existing right-of-way (ROW) width that varies from 60 to 68 feet with 30 to 38 feet of ROW along the property side of the ROW centerline. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required and for 5 lanes a minimum ROW width of 103 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 54-foot paved road (for 4 lanes) or a minimum 66-foot paved road (for 5 lanes), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk and storm drainage improvements. Pending final survey, dedication of approximately 15.5 feet along that portion of the frontage with 4 lanes and dedication of approximately 13.5 feet along that portion of the frontage with 5 lanes will be required. 2. Refer to City code 4-4-080 regarding driveway regulations. 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 or 5,000 SF commercial. 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. o The 2022 transportation impact fee for apartments is $6,717.10 per dwelling. o Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. 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 2022 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. POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS FOR NEW DEVELOPMENT A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. The developer shall select a registered professional engineer with adequate experience in transportation planning and traffic engineering. Upon request, the Public Works Department will offer potential candidates. The analysis shall incorporate the following elements in the suggested format: Introduction: The introduction should, in a narrative fashion with graphics where appropriate to enhance the text, describe the proposed development (including proposed time frame), establish study area boundaries (study area should include all roadways and intersections that would experience a 5% increase in peak hour traffic volumes as a result of the proposed development), describe existing and proposed land uses within the study area, and describe the existing transportation system to include transit routes, roadway and intersection conditions and configuration as well as currently proposed improvements. Roadways and intersections to be analyzed will be determined through coordination with the Public Works Department and Community Development staff. Site Generated Traffic Volumes: The analysis should present a tabular summary of traffic generated from the proposed development listing each type of proposed land use, the units involved, trip generation rates used (to include total daily traffic, AM peak hour and PM peak hour) and resultant trip generation for the time periods listed. The trip generation information provided in the traffic impact study must be based on the current edition of the ITE Trip Generation book. Site Generated Traffic Distribution: The distribution of site-generated traffic should be presented by direction as a percentage of the total site generated traffic in a graphic format. The basis for the distribution should be appropriately defined. Site Generated Traffic Assignment: A graphic presentation should be provided illustrating the allocation of site-generated traffic to the existing street network. The presentation should include Average Daily Traffic (ADT) and AM-PM peak hour directional volumes as well as turning movements at all intersections, driveways, and roadways within the study area. Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed Development: The report should include graphics, which illustrate existing traffic volumes as well as forecasted volumes for the horizon year of the proposed development. Forecasted volumes should include a projected growth rate and volumes anticipated by pending and approved developments adjacent to the proposed development. If the development is multi-phased, forecasted volumes should be projected for the horizon year of each phase. The site-generated traffic should then be added to the horizon year background traffic to provide a composite of horizon year traffic conditions. Condition Analysis: Based upon the horizon year traffic forecasts with the proposed development, a level of service (LOS) analysis should be conducted at all intersections (including driveways serving the site). Based upon this analysis, a determination should be made as to the ability of the existing and proposed facilities to handle the proposed development. The level of service (LOS) analysis technique may include any of the commonly accepted methods. An analysis should be made of the proposed project in light of safety. Accident histories in close proximity to the site should be evaluated to determine the impact of proposed driveways and turning movements on existing problems. Mitigating Measures: Based upon the results of the previous analysis, if it is determined that specific roadway improvements are necessary, the analysis should determine what improvements are needed. If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage, these methods are acceptable. Any proposed traffic signals should be documented with an appropriate warrant analysis of conditions in the horizon year with the development. Traffic signals should not be contemplated unless they meet warrants as prescribed in the Federal Highways “Manual on Uniform Traffic Control Devices”. Proposed traffic signals shall provide coordination programs to compliment the system. Any modifications necessary to insure safe and efficient circulation around the proposed site should be noted. Conclusions: This section should serve as an executive summary for the report. It should specifically define the problems related directly to the proposed developments and the improvements necessary to accommodate the development in a safe and efficient manner. A draft report shall be presented to the Development Services Division so that a review might be made of study dates, sources, methods, and findings. City Staff will then provide in writing all comments to the developer. The developer will then make all necessary changes prior to submitting the final report. Revised 5/9/2013 H:\CED\Development Services\Development Engineering\TIA GUIDELINES DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 1, 2022 TO: Pre-Application File No. 22-000378 FROM: Andrew Van Gordon, Associate Planner SUBJECT: AAA Renton Office Adaptive Reuse – 535 Garden Ave N (Parcel number 7564600055) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 535 Garden Ave N (Parcel number 756400055). The project proposes to convert an approximately 245,899 square-foot, seven (7) story office building into a mixed-use building containing 27,780 square feet of commercial space on the ground floor with 190 residential units on floors two (2) through seven (7). An approximately 5,500 square-foot enclosed amenity space is proposed on the roof. Parking for the project is proposed through an existing on-site parking garage. Construction of new structures or expansion to existing structures is not proposed excluding the enclosed amenity space. Current Use: The building is currently vacant. It fronts upon N 6th Ave to the north and abuts Park Ave N to the west and Garden Ave N to the east. The approximately 4.87 acres (211,994 square feet) property is also improved with a separate three (3) story 60,258 square foot office building, 19 surface parking stalls, and a five (5) story parking garage with 948 stalls. The project building is connected by an open sky bridge to the top level of the parking garage. Zoning/Land Use: The subject property is located within the Urban Center – 2 (UC-2) zoning classification in Urban Design District C. The UC-2 zone is established to provide a similar built environment as UC-1 and also support the residential and employment goals of Renton’s Urban Center, but to a lesser degree than UC-1 due to differing characteristics of the geography which limit the scale of commercial enterprise. The overall mix and intensity of uses is intended to create an urban rather than suburban character. The form of development is expected to use urban development standards and therefore setbacks, heights, landscaping, parking, and design standards are to be urban in scale and configured in a layout utilizing the street system to create AAA Renton Office Adaptive Reuse Page 2 of 10 December 1, 2022 a human-scale, pedestrian-oriented new center. Uses that support urban center development are allowed. The residential units would fall under the Attached Dwellings – Flats use. The commercial retail space would fall under the Retail Sales use. All are permitted uses with the following relevant restrictions: • Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas and areas/facilities for the exclusive use of the residents are not considered commercial uses. • All development shall be architecturally and functionally integrated into the overall mixed-use development. Buildings shall be mixed-use except for retail buildings with more than 75,000 square feet, structured parking, or structures smaller than 5,000 square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North. In the UC zones, buildings adjacent to pedestrian-oriented streets, as designed via Master Plan or a similar document approved by the City, shall have ground floor commercial uses. Where required, commercial space shall be provided on the ground floor at least 30 feet in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process provided no portion of the depth is reduced to less than 20 feet. All commercial space on the ground floor shall have a minimum floor-to- ceiling height of 15 feet (15’). Both uses are permitted within the UC-2 zone, however, attached dwelling units must be part of a mixed-use project as new standalone residential is not permitted. Density: The area of public rights-of-way, legally recorded private access easements and critical areas (i.e., very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The UC-2 zone has a minimum density of 85 dwelling units with maximum density of 150 dwelling units. Based on the approximate gross land area of 4.87 acres, the 190 dwelling unit proposal arrives at a gross density of approximately 39.01 du/ac (190 du / 4.87 gross acres = 39.01 du/ac). The gross density would result in 39.01 du/ac; however, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A density worksheet would be required with the land use application. The net developable area is not specifically called out. Based on the gross area calculation, the minimum AAA Renton Office Adaptive Reuse Page 3 of 10 December 1, 2022 number of dwelling units for the property would be 4 14 units (4.87 ac x 85 du/ac = 413.95 du) with a maximum of 731 units (4.87 ac x 150 du/ac = 730.50 du). A subdivision, as it appears to be shown on the cover page of the submittal materials, would be needed to comply with density requirements. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial Development Standards” effective at the time of complete application (noted as “UC-2 standards” herein). Building Standards – The UC-2 standards permit a maximum lot coverage for buildings to be 90% of the total area or 100% if parking is provided within the building or within a parking garage. The allowed height is 10 stories along primary and secondary arterials, and six stories along residential/minor collectors. Airport Related Height and Use Restrictions – The site is located in the airport influence area Zone 6 Traffic Pattern Zone. No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall show the maximum elevation of buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation easement shall be approved by the City Attorney prior to recording. Park Ave N, N 6th St and Garden Ave N are designated arterials. Right-of-way dedication is required for all three arterials; a modification may be required. Existing development proposed for retention would be required to comply with building and height limitations and would be reviewed for compliance at the time of land use application. Minimum Lot Size – The minimum lot size is 25 acres. Minimum lot size can be amended through Master Plan and Site Plan Review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the UC-2 zone are: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none; minimum rear yard: none. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. Existing development proposed for retention would be reviewed for compliance at the time of land use application. Access/Parking: Access is proposed via the existing access into the existing parking structure. All residential parking shall be structured parking. Attached dwellings is a minimum of one (1) per dwelling unit and a maximum of 1.75 per dwelling unit. Retail sales is a minimum and maximum of 2.5 per 1,000 square feet of net floor area. AAA Renton Office Adaptive Reuse Page 4 of 10 December 1, 2022 Bicycle Parking – Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential development that exceed 4,000 gross square feet in size. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Attached dwellings shall provide one-half (0.5) bicycle parking space per dwelling unit. Sixty-nine (69) ((27,780 sq. ft. / 1,000 sq. ft.) x 2.5 stalls = 69.45) stalls would be required for the commercial retail. A minimum of 190 stalls (190 du x 1 stall/du = 190 stalls) with a maximum of 333 stalls (190 du x 1.75 stalls/du = 332.50 stalls) would be required for the dwelling units. A total minimum of 259 stalls with a maximum of 402 stalls would be required. A minimum of seven (7) bicycle parking spaces (69 stalls x 10% = 6.9 spaces) is required for the commercial retail. A minimum of 95 bicycle parking spaces (190 stalls x 0.5 = 95 spaces) are required for the residential. A total minimum of 102 bicycle parking spaces are required. Please review RMC 4- 4-080F11 for further bicycle parking requirements. Bicycle parking must be shown on the land use application submittal materials. Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Conversion of a nonresidential use to a residential use within Urban Design District C are required to meet applicable requirements. Exterior elevations were not provided. Applicable design requirements for the project include, but are not limited to, the following: Based on the materials provided the following design items and would be reviewed at the time of land use application. • RMC 4-3-100E1: Site Design and Building Location o Building Location and Orientation o Building Entries o Service Element Location and Design • RMC 4-3-100E2: Parking and Vehicular Access • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation o Pedestrian Amenities • RMC 4-3-100E4: Recreation Areas and Common Open Space o Recreation Areas and Common Open Space • RMC 4-3-100E5: Building Architectural Design o Building Character and Massing o Ground Level Details • RMC 4-3-100E7: Lighting o Lighting The references above are based on the materials provided. Design requirements would be reviewed at the time of land use application. Landscaping: With the exception of 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 AAA Renton Office Adaptive Reuse Page 5 of 10 December 1, 2022 the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals: provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right- of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. All subdivisions and/or changes in the use of a property or remodel of a structure that requires improvements equal to or greater than 50 percent (50%) of the assessed property value trigger landscaping requirements. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 AAA Renton Office Adaptive Reuse Page 6 of 10 December 1, 2022 TREE SIZE TREE CREDITS Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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 twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Interior remodels not involving any building addition, removal of trees, or alteration of impervious surface are exempt from tree credit requirements. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance. AAA Renton Office Adaptive Reuse Page 7 of 10 December 1, 2022 Refuse and Recyclables: All new developments for multi-family residences and commercial uses shall provide on-site refuse and recyclable deposit areas and collections points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. A refuse and recyclable collection area is not shown on the drawings. Full compliance will be determined at the time of Land Use Application. Residential Mixed-Use Development Standards: Attached dwelling units in the UC-2 zone must be a mixed use project and comply with the applicable standards of RMC 4-4-150, Residential Mixed Use Development Standards. • Design: For vertically mixed-use buildings, the façade necessary for interior entrances, lobbies and areas/facilities developed for the exclusive use of the building’s residents, or their guests, is limited to 35 percent (35%) of the overall façade along any street frontage or the primary façade. The Administrator may allow the lobby façade to exceed 35 percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby façade is generally proportional to the increased depth of commercial space. • Commercial Area Requirement: A vertically mixed-use building with ground floor commercial is required in the UC-2 zone. Where dwelling units are proposed, the development must provide a minimum of 20 percent (20%) of gross commercial square footage equivalent to a percent of the gross ground floor area of all buildings on sites containing residential dwelling units. • Ground Floor Commercial Space Standards: 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 façade of the building in conformance with the following standards: a. A minimum average depth of 30 feet (30’) and no less than 20 feet (20’) at any given point. b. A minimum floor-to-ceiling height of 18 feet (18’), and a minimum clear height of 15 feet (15’) unless a 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. Critical Areas: According to COR Maps the property is with Zone X – 500-year floor area. It has regulated slopes (between 15 percent (15%) and 25 percent (25%) plus between 25 percent (25%) and 40 percent (40%)). The property is also within the High Seismic Hazard Severity area and within the Zone 2 Downtown Wellhead Protection Area. A geotechnical report will be required addressing seismic issues. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Environmental Review: Ten (10) or more multifamily residential dwelling units and more than 4,000 square feet of gross floor area for commercial use are proposed. Therefore, Environmental Review pursuant to the State Environmental Policy Act (SEPA) is required. AAA Renton Office Adaptive Reuse Page 8 of 10 December 1, 2022 An environmental checklist will be required at the time of land use application submittal. Site Plan Review: 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. Site plan review is required for all development in the UC-2 zone and requires a public hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Binding Site Plan: The purpose of a binding site plan is to provide an optional process for the division of land classified for industrial, commercial or mixed used zones including the UC-2 zone. This method may be employed as an alternative to the subdivision and short subdivision procedures. A standard binding site plan create or alters existing lot lines, subject to the development standards of the underlying zoning district. It can be merged with a site plan review. When a binding site plan is being considered concurrently with another land development application, the Administrator will incorporate all conditions and limitations imposed on the concurrent application into the binding site plan. Subsequent site development permits for the land will still be subject to compliance with the zoning, building, and other applicable land use codes and regulations existing at the time of development permit review, unless addressed as part of the binding site plan review and expressly depicted on the binding site plan. If an applicant elects to have the binding site plan application merged with a Type III permit site plan application, then the project would go before the Hearing Examiner. Please see RMC 4-7-230, Binding Site Plans for full Binding Site Plan requirements. If a binding site plan is not proposed, then a Short Plat and Hearing Examiner Site Plan Review would be required. Permit Requirements: The proposal would require Hearing Examiner Binding Site Plan and Environmental Review. The 2023 fees would total $8,116.50 ($5,930.00 Hearing Examiner Binding Site Plan + $1,800.00 Environmental Review + $386.50 Technology Fee (5%) = $8,116.50.00). If the binding site plan is not proposed, then a short plat and Hearing Examiner Site Plan Review would be required; the 2023 fees would then total $12,757.00 ($4,270.00 Hearing Examiner Site Plan Review + $6,080.00 Preliminary Short Plat + $1,800.00 Environmental Review + $607.50 Technology Fee (5%) = $12,757.50). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Master Site Plan Review Submittal Requirements checklist. 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 Requirement Neighborhood Meeting: Projects estimated by the City to have a monetary value equal to or greater than 10 million dollars ($10,000,000.00) are required to have a neighborhood meeting. AAA Renton Office Adaptive Reuse Page 9 of 10 December 1, 2022 Meeting requirements are found in RMC 4-8-090A, Neighborhood Meetings. 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 applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300 feet (300’) of the subject property. The meeting notice shall provide a phone-in option for the meeting and a Frequently Asked Questions sheet for proposed development. 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 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 million dollars ($10,000,000.00) 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. Please RMC 4-8-090B, Public Outreach Signs for the complete requirements. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080, Permit Classification. 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 effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $7,550.02 per each new multi-family dwelling unit. • A Parks Impact Fee assessed at $2,222.84 per each new multi-family development with five (5) or more units. • A Fire Impact Fee assessed at $964.53 per each new multi-family dwelling unit. • A Fire Impact Fee assessed at $1.25 per square foot of retail. • A Renton School District Impact Fee assessed at $3,697 (plus a 5% processing charge) per each new multi-family dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. AAA Renton Office Adaptive Reuse Page 10 of 10 December 1, 2022 Expiration: For binding site plans approved as part of a merged application with a site plan review, the binding site plan shall lapse when the site plan expires unless submitted for recording prior to the date of expiration for the merged application. The final approval of a site plan shall expire within two (2) years of the date of approval. It is the responsibility of the owner to monitor the expiration date.