HomeMy WebLinkAboutC_Project_Hold_LUA17000237_170523_v1May 25, 2017
Craig Koeppler
RVA Cinema LLC
520 Pike Street, Suite 1500
Seattle, WA 98101
SUBJECT: "On Hold" Notice
VIA 405 Apartments/ LUA17-000237,PPUD
Dear Mr. Koeppler:
The Planning Division of the City of Renton accepted the above master application for review on May 5, 2017. During our review, staff has determined that additional information is necessary
in order to proceed further.
The following information will need to be submitted before August 25, 2017 so that we may continue the review of the above subject application:
Planning and Land Use – Planned Urban Development (PUD) proposals must demonstrate their project is superior to what would be permitted under standard regulations and provide a public
benefit. The current proposal does not yet provide that level of superiority or benefit. By incorporating comments in items 1, 2, and 3 into the site design, the application would provide
a level of PUD superiority and public benefit, specifically RMC 4-9-150D.2.e.ii Circulation. Additionally, attached dwellings within the Commercial Office (CO) zone may only be permitted
as a component of a mixed use building, see item 4. And finally, the Muckleshoot Tribe has submitted comments on the critical area report and TIR. Please provide a response to the Tribe
with your project resubmittal and update the report to reflect the buffer determination criteria noted in item 5.
Provide the following enhancements to the proposed pedestrian corridor easement connecting the project to the transit facility on S. Grady Way:
A walkway of this length and importance needs to be at least 8-feet wide. Also, stamped asphalt fades and deteriorates rapidly. The material should be patterned concrete or brick.
Provide a buffer from vehicle traffic on the east side of the pedestrian walkway along the drive aisle near the S. Grady Way intersection. The existing vehicle drive aisle appears overly
wide at nearly 50-feet curb-to-curb. Rechanneling of the drive aisle should accommodate the additional pedestrian corridor width for this section.
Additional amenities should be provided within this pedestrian corridor such as lighting, seating, and planters.
Additional delineated pedestrian connections will be necessary to provide access to Talbot Rd. and the neighboring shopping center.
Extend the sidewalk from S. Renton Village behind Uwajimaya to the project site.
Provide a delineated pedestrian pathway to Uwajimaya from the project site.
The width between the planter strip separating the surface parking on the abutting northern parcel and the proposed building ranges between 42-feet and 45-feet. To provide a pedestrian
oriented environment along the north side of the development, the following cross section can be incorporated into the drive aisle from the western boundary to the eastern radius:
Two (2) 10-foot wide vehicle travel lanes;
One (1) 8-foot wide parking lane on south side;
One (1) 12-foot wide sidewalk with street trees in grates on south side;
Curbs on both sides; and
The crosswalk connection to the pedestrian corridor shall can either be raised concrete or provide landscaped pedestrian bulb-outs on the east and west sides as it abuts the 12-foot
sidewalk.
Attached dwellings may be permitted in the CO zone if the building incorporates commercial uses, with at least two (2) commercial uses on the ground floor. The commercial space shall
be provided on the ground floor at 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 provided on the ground floor shall have a minimum floor-to-ceiling height of 15-feet. Current floor plans indicate
residential amenity space, lobby, and leasing office. RMC 4-2-080A.16 requires commercial uses within the mixed use building to be retail sales, on-site services, eating and drinking
establishments, and similar uses. Floor plans shall be updated to reflect these use related conditions.
As you are aware, Rolling Hills Creek flows along the southern portion of the property. Pursuant to RMC 4-3-050B.1.g, the City’s Critical Areas Regulations may not apply to development
proposed on sites that are separated from critical areas by pre-existing, intervening, and lawfully created structures, roads, or other substantial existing improvements (such as the
paved vehicle aisle and surface parking). If this area is found to separate the subject upland property from the critical area due to their height or width; and substantially prevent
or impair delivery of most functions from the subject upland property to the critical area, the associated critical area buffer may not apply. To move forward on a buffer determination
in conjunction with your master application, please update the critical area report to provide evidence that the width of the existing surface parking substantially prevents or impairs
any functions to the critical area.
Regardless of the outcome of the buffer determination, there may be an opportunity to remove the 22 parking spaces abutting the stream and provide restoration of the bank and buffer
area between the existing fire lane and the stream. Such a restoration may meet the Critical Area PUD Public Benefit criterion.
Please find the attached comment letter regarding the master application from the Muckleshoot Tribe. Please provide a response to the letter with your resubmittal package.
Stormwater and Utilities – Several stormwater items were not addressed in the TIR as required by the 2017 Renton Surface Water Design Manual (RSWDM). This information is pertinent to
evaluating the minimum design standards as outlined in Core Requirement #9 (CR#9) and needs to be completed as part of the Preliminary PUD application.
The Drainage Report does not evaluate the feasibility of each On-Site BMP applicable to projects which are required to meet the Large Lot BMP requirements for compliance with CR #9 as
outlined in the RSWDM. Please submit An updated Drainage Report addressing the feasibility of each On-Site BMP noted in CR #9
The Geotechnical Report does not include the required infiltration testing, as outlined in Appendix C of the RSWDM Section C.1.3, for evaluation of the feasibility of meeting the minimum
requirements of CR #9 (On-Site BMPs) for all Target Impervious Surface Areas. Please provide Infiltration testing in accordance with Section C.1.3 and Reference Section 6-A of the
RSWDM, which outlines approved testing methods.
Please note the following building setback requirements on resubmitted plans: (a) 10-feet minimum from building and retaining walls to water mains; and (b) A minimum 10-ft easement is
required for the relocated 36” storm drain trunk line. The easement width increases to 15-ft if the depth to invert is greater than 8-ft. The building setback line from the edge of
the easement is 7.5 feet.
Covered parking shall direct parking drainage to the sanitary sewer system through an oil/water interceptor. This is not shown or identified on the generalized utilities plans.
Closing
At this time, your project has been placed “on hold” pending receipt of the requested information. The tentatively scheduled public hearing on July 18, 2017 has been cancelled and will
be rescheduled upon acceptance of a complete resubmittal of items referenced above. Please contact me at (425) 430-6593 or mherrera@rentonwa.gov if you have any questions and/or to
schedule a resubmittal appointment.
Sincerely,
Matt Herrera, AICP
Senior Planner
Attachment: Email dated May 16, 2017 from Karen Walter, Muckleshoot Indian Tribe Fisheries Division
cc: / Owner(s)
/ Applicant
/ Party(ies) of Record