HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_20170421_v1PRE-APPLICATION MEETING COMMENTS FOR
VIA 405 APARTMENTS
PRE16-000866
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 1, 2016
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Ann Fowler, 425-430-7382
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
RENTON REGIONAL FIRE
AUTHORITY
M E M O R A N D U M
DATE:December 1, 2016
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Fire Plans Reviewer/Inspector III
SUBJECT:VIA 405 Apartments – 25 S Grady Way – PRE16-000866
1. The preliminary fire flow is 3,750 gpm. A minimum of four fire hydrants is required.
One within 150-feet and three within 300-feet of the building. Project shall meet
maximum hydrant spacing of 300-feet on center also. Hydrants are required within
50-feet of the fire department connection for the standpipe and sprinkler system. A
new looped fire main is required around the entire building. A number of lengthy
water main extensions and replacements are required in order to meet this fire flow
requirement as fire flow is inadequate as it exists.
2. Fire impact fees are applicable at the rate of $495.10 per multifamily unit. This fee is
paid at time of building permit issuance. The fee increases to $718.56 per unit on
January 1st, 2017. Credit will be granted for the removal of the existing building. No
charges apply to parking garage areas.
3. Approved fire sprinkler and fire alarm systems are required throughout the building.
Dry standpipes are required in all stairways. Direct outside access is required to the
fire sprinkler riser room. Fire alarm system is required to be fully addressable and full
detection is required. Separate plans and permits required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet of all points
on the building. Fire lane signage required for the on-site roadways. Required turning
radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet
wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Any required fire access roadways required for this project that are located on other
parcels shall have a separate dedicated fire access easement specifically recorded for
each parcel.
5. The building is required to be equipped with an elevator that meets the size
requirements for a bariatric size stretcher to all areas of the building. Car size shall
accommodate a minimum of a 40-inch by 84-inch stretcher.
6. All areas of 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:December 1, 2016
TO:Clark Close, Senior Planner
FROM:Ann Fowler, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for VIA 405 Apartments
25 South Grady Way
PRE16-000866
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 reviewed the application for the VIA 405 Apartments at 25 South Grady Way (APN(‘s)
7232000010) and have the following comments:
EXISTING CONDITIONS
The site is approximately 2.6 acres in size and is square in shape. The existing site contains a 38,000
square foot cinema building, surface parking and landscaping. The site is bordered by neighboring
commercial sites to the north, east and west, and is bordered by Rolling Hills Creek and Interstate 405 to
the south.
Water Water service is provided by the City of Renton The site is in the Valley service area in the 196
hydraulic pressure zone. The static water pressure is approximately 74 psi at ground elevation
of 25 feet. The site is located outside of an Aquifer Protection Area. There are existing water
mains within easements near the site as follows:
8-inch water main along Renton Village private access road with maximum capacity of 2,100
gallons per minute (gpm) – refer to water project plan no. 1883.
12-inch water main in parking lot along the south side of building at 501 S Grady Way with
maximum capacity of 4,200 gpm – refer to water project plan no. w 2114.
There is an existing 3 inch domestic water meter, 6-inch fire sprinkler service and 2-inch
irrigation meter serving the existing building.
Sewer Wastewater service is provided by the City of Renton There is an existing 18-inch Concrete
wastewater main located in South Renton Place (see City plan no. S-0079).
VIA 405 Apartments – PRE16-000866
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Storm There is an existing private storm drainage system located on the subject parcel which
appears to drain to the outfall to Rolling Hills Creek.
Streets The project is bordered by I-405 to the south. Future widening of I-405 may impact the
buildable portion of the proposed Lot.
CODE REQUIREMENTS
WATER
1. Based on the information submitted for the pre-application meeting, Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the development is 3,750
gpm. This exceeds the available capacity of the 8-inch water mains servicing the development.
2. The Water Utility has performed a hydraulic analysis of the water system to determine the
needed improvements to increase the fire flow capacity of the system. Based on the results of
the analyses, a maximum flow capacity of 4,000 gpm can be obtained with the following
improvements to be installed by the developer. The following water main improvements are
required to provide water service for domestic use and fire protection for the development per
City Code and Development standards (RMC 4-6-010B) including, but not limited to:
a. Extension of a new 12-inch water main from the end of the existing 12-inch main near
the southwest corner of the building at 501 S Grady Way to the northeast corner of the
subject property.
b. A looped water main around the building is required because the fire flow demand is
above 2,500 gpm. A 15-ft water easement is required for the looped water main. If the
water mains are outside the subject property or outside of existing easements, the
applicant shall acquire additional easement from adjacent property owners. Portion of
existing easement within the proposed building footprint will need to be vacated by the
City. No buildings, structures or vaults shall be placed within the easement area and
within 5 feet of the water main.
c. Installation of a 12-inch water main from the southwest corner of the above looped
water main to an existing 8-inch main located in the south access road
d. Installation of fire hydrants as required by Renton Fire Prevention. The number and
location of the hydrants shall be determined based on the City’s review of the final
building and site plans.
e. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA)
for backflow prevention to the building. The DDVCA shall be installed in an outside
underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of
the system). The DDVCA may be installed inside the building if it meets the conditions as
shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building.
f. Installation of a domestic water meter with a reduced-pressure principle assembly
(RPPA) behind the meter. The RPPA shall be installed in an above ground heated
enclosure per Renton Standard plan no. 350.2.
3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located
outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated
piping shall be purchased and installed by the developer / contractor under City observation for
meters 3” or larger.
VIA 405 Apartments – PRE16-000866
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4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double
check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8.
5. 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.
6. Adequate horizontal and vertical separation 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.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development is subject to a water system development charge (SDC) fee. This is payable at
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 for a single 1-inch meter is $3,486.00 per meter, 1-1/2
inch meter is $17,430.00 and a 2-inch meter is $27,888.00.
b. A water system redevelopment credit will apply for the existing domestic water meters
if they are abandoned.
c. SDC fees are assessed and payable at construction permit issuance.
10. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch
water service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service
line. This is payable at construction permit issuance.
11. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter,
and $950.00* for a 2-inch meter. This is payable at issuance of the building.
12. Final determination of applicable fees will be made after the water meter size has been
determined.
13. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
SEWER
1. All existing sewers will be required to be cut and capped during demolition of the building. New
sewers shall be installed to serve the development.
2. Covered parking areas will need to direct parking drainage to the sanitary sewer system through
an oil/water interceptor. If any parking is not covered, it will need to be directed away from the
sanitary sewer and into the storm sewer system.
3. Retail restaurant space will need to be directed to a grease interceptor(s) prior to connecting
into the City’s Sanitary Sewer system. The grease interceptor shall be sized in accordance with
standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease
interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible
for routine owner maintenance.
4. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $2,540.00 per meter, 1-1/2 inch meter is
$12,700.00 and a 2-inch meter is $20,320.00.
VIA 405 Apartments – PRE16-000866
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b. A redevelopment credit of the wastewater system development charges in the amount
equal to the SDC fee for the size of the existing water meter(s) will be applied to each of
the existing meters if they are abandoned and capped at the main line.
c. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. A drainage report complying with the current adopted version of the Renton Surface Water
Design Manual (RSWM) will be required. Based on the City’s flow control map, the site falls
within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within
the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of
drainage review required in the RSWDM.
2. Any proposed detention and/or water quality vault shall be designed in accordance with the
KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility
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. Special inspection from the building department is required.
3. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of flow control 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.
4. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
5. A Construction Stormwater General Permit from Department of Ecology will be required if
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
6. Surface water system development fee is $0.641 per square foot of new impervious surface, but
not less than $1,608.00. This is payable prior to issuance of the construction permit.
7. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which
will be based on the 2016 King County Surface Water Design Manual. All project vested after
January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1-
045 for information regarding project vesting.
TRANSPORTATION
1. The proposed development does not front any existing City public roads or rights-of-way. Site
access is obtained via a network of internal private easements.
2. Additional easements may need to be obtained to provide emergency access to the
development.
3. ADA access ramps shall be installed at all pedestrian crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
4. Parking lot construction shall be in accordance with City code 4-4-80G.
5. Lighting plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
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6. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The
analysis must include a discussion on traffic circulation to and from the site and onsite traffic
circulation. The study shall include trip generation and trip distribution for the project for both
AM and PM peak hours.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The 2017 rate of transportation impact fee for
an apartment is $3,358.55 per room. The 2017 rate of transportation impact fee for a shopping
center is $13.29 per square foot of building. The 2017 rate of transportation impact fee for a sit-
down restaurant is $30.48 per square foot of building. The transportation impact fee that is
current at the time of building permit application will be levied, payable at building permit issue.
GENERAL COMMENTS
1. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, one (1) complete electronic submittal (drawings and drainage report), the
permit application, an itemized cost of construction estimate, and application fee at the counter
on the sixth floor.
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.
4. A final survey that is stamped and signed by the professional land surveyor of record will need
to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps
for mapping and records of existing utilities in the project vicinity.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
7. Fees quoted in this document reflect the fees applicable in the year 2017 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.
8. * An additional 3% technology fee will be added to each fee marked with an asterisk (*).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 1, 2016
TO:Pre-Application File No. 16-000866
FROM:Clark H. Close, Senior Planner
SUBJECT:VIA 405 Apartments – 25 S Grady Way
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 consists of one 113,294 sf parcel (APN’s 7232000010)
located at 25 S Grady Way. The subject site is zoned Commercial Office (CO). Rolling Hills Creek
is located along the southern property line and I-405 right-of-way border the property to the
south. The proposal is to substantially demolish the existing 38,000 sf cinema (perhaps the
south concrete wall would remain) to make space for a new 8-story 270 unit apartment building
and outdoor common area. The first three floors would be concrete and floors 4-8 would be
wood frame (Type 3A construction). Parking for roughly 268 cars would be included with the
building envelope on the first two levels. Above the parking levels would be 6-stories of
residential units. Access to the site would be provided from S Grady Way at Lake Ave S, S Grady
Way Shattuck Ave S or Talbot Rd S at S Renton Village Pl. While the site does not border a public
right-of-way, site access is via a network of internal, private and perpetual easements. The site is
located within a Seismic Hazard Area and is also located within a Flood Hazard Area.
Current Use: Currently the site is used as a 38,000 sf movie theater “Roxy Theater” built in 1989
with 2,300 seats, surface parking, and landscaping.
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 “CO standards” herein).
Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation
and the Commercial Office (CO) zoning designation. Attached dwelling units may be allowed
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through a Planned Urban Development pursuant to RMC 4-9-150, Planned Urban Development
Regulations, and in conformance with the following:
a. Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-
quarter (1/4) mile (as the crow flies) of at least one of the following:
i. Bus Stop: An official bus service stop that offers levels of service comparable to all of the
following:
(a) Service at least every ten (10) minutes during peak morning and evening travel
times;
(b) Fifteen (15) minute service during off-peak periods;
(c) Scheduled service for late night/early mornings;
(d) Full service seven (7) days a week.
ii. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P.
iii. Commuter Rail: A passenger rail station.
b. Mixed Use Building: The building shall incorporate commercial uses, with at least two (2)
commercial uses on the ground floor:
i. The two (2) required ground floor commercial uses shall be limited to retail sales, on-site
services, eating and drinking establishments, and similar uses as determined by the
Administrator.
ii. Additional commercial uses may be located above the ground floor, but shall be located
below all dwelling units.
iii. Industrial uses are prohibited.
c. Building Form: The building shall be a minimum of eight (8) stories in height. Commercial
space shall be provided on the ground floor at thirty feet (30') 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 twenty feet (20'). All commercial space
provided on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15').
Residential uses shall not be located on the ground floor along any public street frontage.
d. Structured Parking: Required parking for the dwelling units shall be provided entirely within
an attached structured parking facility. Any approved surface parking lots shall be located to the
rear and/or side of the building.
e. Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult
retail or entertainment business located within the City of Renton. A medical office building and
structured commercial parking garages are both allowed uses in the CO zone.
The property is located within Urban Design District ‘D’, and therefore subject to additional
design elements. Proposals should have unique, identifiable design treatment in terms of
landscaping, building design, signage and street furniture. Design elements are listed in RMC
4-3-100 for District ‘D.’
Density: The minimum net residential density is 75 dwelling units per net acre if within a mixed
use building and the maximum net residential density is 150 dwelling units per net acre if within
a mixed use building. Density may be increased up to 250 dwelling units per net acre subject to
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administrative conditional use permit approval and the criteria and standards of RMC 4-9-065,
Density Bonus Review are satisfied.
Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or
depth within the CO zone. The minimum lot size for lots created after July 11, 1993, in the CO
zone, is 25,000 square feet. The existing lot area is 113,294 sf. The applicant would be required
to maintain a minimum 25,000 sf lot size as part of the redevelopment of the lot.
Lot Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75 percent if
parking is provided within a building or within an on-site parking garage. There is no maximum
impervious surface coverage for the zone. The applicant submitted a site plans with an
approximately 322,612 sf building. The first floor is roughly 49,866 sf first floor area and the
building coverage would be approximately 15.5 percent (49,866 sf / 322,612 sf = 15.5%) which
would comply with the maximum lot coverage standard of the CO zone.
Setbacks: Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CO zone are as follows: 20 feet minimum front
yard for buildings 25 feet to 80 feet in height, and 30 feet minimum front yard for buildings over
80 feet in height. There is no maximum front yard setback requirement for office buildings or
parking garages; and no rear or side yard setbacks unless the property abuts a residential zoned
property, where the setback along residentially zoned properties is 15 feet. The proposal only
abuts other commercial zoned property. The submitted proposal identifies the locations of the
proposed building and structure. No setback measurements, property line adjustments, or line
combinations were identified within any of the submitted materials. Proposed setbacks
include a 43’-3” setback to the north, a 3 ft setback to the west, a 12’-6” setback to the east
and a 96 ft setback to the south property line. The proposed building location would be
required to comply with the setback requirement of the CO zone, Np stream setback, and the
network of internal, private and perpetual easements onsite.
Gross Floor Area: There are no minimum requirements for gross floor area within the CO zone.
Building Height: The maximum building height that would be allowed in the CO zone is 250 feet
or 20 feet more than the maximum height allowed in the abutting residential zone. However,
the project site is also located within the Airport Influence Area, specifically in the “Outer
Approach/Departure Zone” (RMC 4-3-020F) Building height is further restricted by the FAR Part
77 surface area. At the time of formal application the applicant would be required to provide
elevation data to verify the project does not impact the FAR Part 77 surface area. The submitted
materials identify an eight story apartment building with parking provided within the
building. The proposal must include a minimum of eight (8) stories in height. The roof
elevation was identified as 82 feet in height over the course of eight floors with a roof plaza
and amenity room located on the eighth level. The proposal would comply with the minimum
height standard of the CO zone.
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. No mechanical or utility equipment was identified in the
submitted materials. See RMC 4-4-095 for specific requirements.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” For office developments, a minimum of two (2)
square feet per every one thousand (1,000) square feet of building gross floor area shall be
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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. For
other nonresidential development, 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. 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. The submitted materials did not identify the required commercial uses on the
ground floor.
In multi-family residences, a minimum of one and one-half (1-1/2) square feet per dwelling unit
must be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling
unit shall be provided for refuse deposit areas. Refuse and recyclables deposit areas may be
located within residential buildings, providing that they are in compliance with the Uniform Fire
Code, and that collection points are easily and safely accessible to hauling trucks. The submitted
first floor plan includes a 437 sf trash room. A total minimum area of 1,215 sf shall be provided
for 270 dwelling units.
Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate
buildings used primarily to contain a refuse or recyclables deposit area/collection point shall
have gate openings at least twelve feet (12') wide for haulers.
Landscaping: 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 onsite landscape width required along street frontages is 10
feet, except where reduced through the site plan development review process. All surface
parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the
standards of RMC 4-4-070. The existing vegetation along Rolling Hills Creek would be retained
as part of the redevelopment of the site.
Please refer to landscape regulations for additional general and specific landscape
requirements. A conceptual landscape plan and landscape analysis meeting the requirements
in RMC 4-8-120D.12, shall be submitted with a land use application and a detailed landscape
plan and landscape analysis shall be submitted with the site plan review application.
Significant Tree Retention: There appears that there are several trees located onsite and many
more trees located off-site within the stream buffer area (Rolling Hills Creek). Because there
are trees, a tree retention plan with a tree retention worksheet shall be provided with the
formal land use application or building permit. RMC 4-4-130H provides general and specific
requirements. The tree retention plan must show preservation of at least 10 percent (10%) of
significant trees, and indicate how the redevelopment of the site would accommodate
preservation of significant trees. The Administrator may authorize the planting of replacement
trees on the site, at a rate of six to one, 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:
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Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent; significant trees adjacent to critical areas and their
associated buffers; and significant trees over sixty feet in height or greater than eighteen inches
caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. If staff determines that the trees cannot
be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet
tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree
removed. A formal tree retention plan prepared by an arborist or landscape architect would be
reviewed as part of a site plan approval, along with tree protection measures as required per
code. Tree protection measures to be identified on the plan are outlined in RMC 4-4-130H.9 and
include protective fencing, protection from grade changes, and monitoring during construction
through the retention of a certified arborist or licensed landscape architect.
Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part
of this project, the location must be designated on the landscape plan or grading plan
respectively. A fence and/or wall detail should also be included on the plan if proposed.
Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with
the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and
Driveway Regulations.” Attached dwellings within the CO zone require a minimum of 1 parking
space per dwelling unit and a maximum of 1.75 per dwelling unit is allowed. General office
space requires 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. Retail sales require a minimum and
maximum of 2.5 per 1,000 square feet of net floor area. The applicant is proposing parking for
approximately 268 cars per the submitted site plan. The submittal is proposing fewer than the
minimum number of required surface parking stalls and therefore does not comply with the
270 minimum standards spaces based on number of proposed attached dwelling units.
The applicant will be required at the time of land use permit to provide a parking analysis of the
subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080
for more details:
Parking Space Dimensions:
o Standard Parking Stall Size: The surface parking regulations specify standard stall
dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and
parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be
compact spaces designated for employee parking, and up to 30 percent of stalls
may be compact spaces if designated for all users. The appropriate amount of
ADA accessible stalls based on the total number of spaces must be provided.
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o Structured Parking Stall Size: The minimum length is fifteen feet (15') and eight
feet, four inches (8'4") in width. A stall shall be a minimum of sixteen feet (16')
for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall
be twenty three feet by nine feet (23' x 9') in size.
A vehicle parking analysis with the number of spaces existing, existing to be relocated, and
new stalls would need to be provided as part of the land use application for review and
approval by the Planning Division Project Manager.
All non-residential development that exceeds 4,000 gross sf in size would also be required to
comply with the bicycle parking requirements. 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. Modification of these minimum standards requires written approval from
the Department of Community and Economic Development. The number of bicycle parking
spaces required for office space would be based on 10% of the required number of parking
stalls. Attached dwellings are required to provide one-half (0.5) bicycle parking space per one
dwelling unit. The bicycle parking provided for the proposed office and residential uses shall be
provided for secure extended use and shall protect the entire bicycle and its components and
accessories from theft and weather. Acceptable examples include bike lockers, bike check-in
systems, in-building parking, and limited access fenced areas with weather protection. Spaces
should follow the requirements of RMC 4-4-080F.11.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access the
proposed development would more or less follow the existing circulation to the cinema within
the Renton Village Shopping Center.
Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties. A clear and separate pedestrian
walk would be required from the public access points to the building entrance.
Signs: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations”
and require sign permit review which is different than building permit review.
Lighting: A detailed lighting plan and analysis would be required as part of the building permit
submittal. The lighting plan shall meet the lighting standards of the code (RMC 4-4-075).
Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required.
See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards
outlined in the regulation:
The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when siting
structures.
Buildings shall be oriented to the street with clear connections to the sidewalk.
The front entry of a building shall be oriented to the street or a landscaped pedestrian-
only courtyard.
Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least
four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than
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thirty feet (30') in height shall also ensure that the weather protection is proportional to
the distance above ground level.
Features such as entries, lobbies, and display windows shall be oriented to a street or
pedestrian-oriented space; otherwise, screening or decorative features should be
incorporated.
Building articulation to divide a larger architectural element into smaller increments.
Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent and/or abutting uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and convenient
for tenant use.
A primary entrance of each building shall be located on the façade 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, on the street side of a corner
lot.
Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to
complement, not subordinate, pedestrian entries. Similar forms, materials, and/or
details to the primary building(s) should be used to enhance garages.
Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
On any façade visible to the public, transparent windows and/or doors are required to
comprise at least 50% of the portion of the ground floor façade that is between 4 feet
and 8 feet above ground.
Buildings shall use at least one of the following elements to create varied and
interesting roof profiles (see illustration, subsection RMC 4-3-100I.5.f): extended
parapets; feature elements projecting above parapets; projected cornices; pitched or
sloped roofs.
Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
Critical Areas: Based on City of Renton Critical Areas Maps, the site contains high seismic
hazards and FEMA Flood Zone – AH (Special Flood Hazard Area – 100 year flood). Requirements
on all projects located within the City, including BFE (Finished Floor Elevation) and
Compensatory Storage requirements based on the adopted 1995 FIRM (including the Cedar
River LOMR) map. However, please note depending upon FEMA’s future determinations a
higher BFE (see the DFIRM map), than those noted in the 1995 FIRM, may be required in order
to obtain flood insurance in the future.
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The applicant will be required to provide Flood Hazard data in their SEPA checklist and identify
their intent to either use the 1995 FIRM or the DFIRM for Finished Floor Elevation and
Compensatory storage requirements.
The site is also located in an area of susceptibility to liquefaction during seismic events. Due to
subsurface conditions, a geotechnical report would be required to be submitted with the formal
land use application. The analysis would need to assess soil conditions and detail construction
measures to assure building stability.
The site also contains Rolling Hills Creek (a Type Np Stream). A type Np stream has a 75-foot
critical area buffer width and a 15 foot structure setback beyond the buffer. A stream study for
the site would be required. It is the applicant’s responsibility to ascertain whether any
additional critical areas or environmental concerns are present on the site during site
development or building construction.
Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA). Therefore, an environmental checklist is a submittal
requirement. An environmental determination would be made by the Renton Environmental
Review Committee. This determination is subject to appeal by either the project proponent, by a
citizen of the community, or another entity having standing for an appeal. Note: The 2017 fee
for Environmental (SEPA) Review is $1,545.00 ($1,500.00 plus 3 % Technology Surcharge Fee).
Planned Urban Development: There are two principal purposes of the planned urban
development regulations. First, it is to preserve and protect natural features of the land.
Second, it is to encourage innovation and creativity in the development of residential, business,
manufacturing, or mixed use developments by permitting a variety in the type, design, and
arrangement of structures and improvements. RMC 4-9-150 states that in approving a planned
urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC
and RMC 4-6-060, except as listed in subsection B3 of this Section (i.e. uses, density, and
procedures). All modifications including but not limited to development standards, parking,
setbacks, etc. will be considered simultaneously as part of a planned urban development.
Planned Urban Development Standards:
Common Open Space – Open space shall be concentrated in large usable areas and may be
designed to provide either active or passive recreation.
1. Open space must be at least 10 percent of the development site’s gross land area. Open
space may include, but is not limited to the following:
a. A trail that allows opportunity for passive recreation within a critical area buffer
(only the square footage of the trial shall be included in the open space area
calculation), or
b. A sidewalk and its associated landscape strip, when abutting the edge of a
critical area buffer and when a part of a new public or private road, or
c. A similar proposal as approved by the reviewing official.
2. Additionally, a minimum area equal to fifty (50) square feet per unit of common space
or recreation area shall be provided in a concentrated space.
3. Stormwater facilities may be incorporated with the open space, common space, or
recreation area on a case-by-case basis if the Reviewing Official finds:
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a. The stormwater facility utilizes the techniques and landscape requirements set
forth in The Integrated Pond, King County Water and Land Resources Division,
or an equivalent manual; or
b. The surface water feature serves areas outside of the planned urban
development and is appropriate in size and creates a benefit.
Private Open Space – Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the
exclusive use of the occupants of that unit (RMC 4-9-150E.2). Each ground floor unit, whether
attached or detached, shall have private open space contiguous to the unit. The private open
space shall be well demarcated and at least fifteen feet (15') in every dimension (decks on upper
floors can substitute for the required private open space). For dwelling units that are exclusively
upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no
dimension less than five feet (5'). For dwelling units located above the sixth story, private open
space may be provided by a shallow balcony accessed by a door with at least fifty percent (50%)
glazing; any required private open space not provided by the balcony shall be added to the
required common open space. The minimum dimensional standards may be modified through
the planned urban development review process, provided the minimum area requirement is
maintained (CI-103).
PUD Decision Criteria: The City may approve a planned urban development only if it finds that
the following requirements are met.
Demonstration of Compliance and Superiority Required – Applicants must demonstrate that a
proposed development is in compliance with the purposes of the Planned Urban Development
and with the Comprehensive Plan. The proposed development shall be superior to that which
would result without a planned urban development and that the development will not be
unduly detrimental to surrounding properties.
Public Benefit – In addition, applicants shall demonstrate that a proposed development will
provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of
the proposed planned urban development, particularly those adverse and undesirable impacts
to surrounding properties, and that the proposed development will provide one or more of the
following benefits than would result from the development of the subject site without the
proposed planned urban development:
1.Critical Areas: Protects critical areas that would not be protected otherwise to the same
degree as without a planned urban development; or
2.Natural Features: Preserves, enhances, or rehabilitates natural features of the subject
property, such as significant woodlands, native vegetation, topography, or noncritical
area wildlife habitats, not otherwise required by other City regulations; or
3.Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development; or
4.Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.; or
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5.Overall Design: Provides a planned urban development design that is superior to the
design that would result from development of the subject property without a planned
urban development. A superior design may include the following:
a. Open Space/Recreation:
i. Provides increased open space or recreational facilities beyond standard
code requirements and considered equivalent to features that would offset
park mitigation fees in Resolution 3082; and
ii. Provides a quality environment through either passive or active recreation
facilities and attractive common areas, including accessibility to buildings
from parking areas and public walkways; or
b. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
c. Landscaping/Screening: Provides superior landscaping, buffering, or screening in
or around the proposed planned urban development; or
d. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
e. Alleys: Provides alleys for any proposed single family detached, semi-attached, or
townhouse units.
Additional Review Criteria – A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria:
1. Building and Site Design:
a. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
lower density/intensity zones. Materials shall reduce the potential for light and
glare.
b. Interior Design: Promotes a coordinated site and building design. Buildings in groups
should be related by coordinated materials and roof styles, but contrast should be
provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, detached, attached,
townhouses, etc.
2. Circulation:
a. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location,
size and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
b. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning
patterns, and minimization of steep gradients.
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c. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
d. Provides safe, efficient access for emergency vehicles.
3. Infrastructure and Services: Provides utility services, emergency services, and other
improvements, existing and proposed, which are sufficient to serve the development.
4. Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
5. Privacy and Building Separation: Provides internal privacy between dwelling units, and
external privacy for adjacent dwelling units. Each residential or mixed use development
shall provide visual and acoustical privacy for dwelling units and surrounding properties.
Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the
protection and aesthetic enhancement of the property, the privacy of site occupants
and surrounding properties, and for screening of storage, mechanical or other
appropriate areas, and for the reduction of noise. Windows are placed at such a height
or location or screened to provide sufficient privacy. Sufficient light and air are provided
to each dwelling unit.
6. Building Orientation: Provides buildings oriented to enhance views from within the site
by taking advantage of topography, building location and style.
7. Parking Area Design: Provides parking areas that are complemented by landscaping and
not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Land Use Permit Requirements: The proposed project would require Preliminary Planned Urban
Development and Environmental (SEPA) Review. The project may also include a parking
modification and/or a refuse and recycling modification.
There may be other approvals (modifications, variances, etc.) required depending on the final
scope of the proposal. All applications can be reviewed concurrently in an estimated time frame
of 12 weeks once a complete application is accepted. The Preliminary Planned Urban
Development application fee is $5,000 and the application fee for SEPA Review (Environmental
Checklist) is $1,500. The application fee for a modification request (such as a parking
modification or refuse and recycling modification) is $250 each. There is an additional 3%
technology fee at the time of land use application. Detailed information regarding the land use
application submittal is available on the City of Renton’s website.
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided within the public information sign handout.
The applicant is solely responsible for the construction, installation, maintenance, removal, and
any costs associated with the sign.
Public Outreach Sign: Public Outreach Signs are required for Planned Urban Development
applications. 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
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of proposed development by displaying a colored rendering of the project and other
information that lends greater understanding of the project.
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 shall occur 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.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
land use permits, but cannot be issued prior to the completion of any appeal periods.
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 calculated at the time of
building permit application and payable prior to building permit issuance. The 2017 fees for
apartments are as follows:
A Transportation Impact fee of $3,358.55 per each new apartment unit;
A Park Impact fee of $1,858.95 per each new multi-family with 5 or more units;
A Fire Impact fee of $718.56 per each new apartment unit; and
Renton School District Impact fee of $1,448.00 per each new multi-family dwelling unit.
Additional transportation and fire impact fees would be assessed for office and/or retail space
located on the ground floor. A handout listing Renton’s development-related fees is available on
the City of Renton website for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please call Clark Close, Senior
Planner, at 425-430-7289 for an appointment.
Expiration: Upon site plan and preliminary approval of planned urban developments are valid
for two (2) years of the effective date of action by the Hearing Examiner. It is the applicant’s
responsibility to monitor the expiration date.
1,800
150
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