HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_190521_v1PRE -APPLICATION MEETING FOR
CHATEAU VALLEY CENTER EXPANSION
PRE 18-000370
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 14, 2018
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewers: Rohini Nair, 425-430-7298, rnair@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@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 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).
FIRE PREVENTION BUREAU
MEMORANDUM
DATE: June 14, 2018
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Comments for Chateau Valley Center
1. The fire flow is unchanged from the_existinq demand. A new fire sprinkler supply will
probably be needed and one new fire hydrant will be required within 50 -feet of the fire
department connection for the standpipes and sprinkler system.
2. Fire impact fees are applicable at the rate of $3.92 per square foot for medical care
facilities. No fee for parking garage. areas. This fee is paid at time of building permit
issuance.
3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the
building. Separate plans and permits required by the fire department. Direct outside access
is required to the fire sprinkler riser room. Fully addressable and full detection is required for
the fire alarm system.
4. Fire department apparatus access roadways are required within 150 -feet of all points on the
building. Fire lane signage required for the on site roadway. Required turning radius are 25 -
feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways
shall support a minimum of a 30 -ton vehicle and 75 -psi point loading. Minimum vertical
clearance is 13 -feet, 6 -inches. Fire lane signage required per code.
5. This facility shall be equipped with an elevator to meet the size r-equirernents for a bariatric
size stretcher. Car size shall accommodate a minimum of a 40 -inch by 84 -inch stretcher.
6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance.
Testing shall verify both incoming and outgoing minimum emergency radio signal coverage.
If inadequate, the building shall be enhanced with amplification equipment in order to meet
minimum coverage. Separate plans and permits are required for any proposed amplification
systems.
7. The project shall comply to all applicable high rise requirements of the International Building
and Fire Codes, 2015 editions.
8. 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 Fire and Emergency Services Department,
rescue and other 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. A specifications document for the
construction of air replenishing systems that conforms to the breathing equipment used by
the Renton Fire and Emergency Services Department will be made available by the Fire
Code Official.
9. Standy power is required as follows per city, ordinance.- Standy power shall be provided to
power all heating and refrigeration, communication and alarm systems, ventilation systems,
emergency lighting, patient care related circuits and at least one elevator.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 14, 2018
TO: Clark Close, Senior Planner
FROM: Rohini Nair, Civil Engineer III
SUBJECT: Pre -Application Comments for Chateau Valley Center
Expansion preapp
PRE18-000370
I have reviewed the pre -application submittal for the Chateau Valley Center Expansion at 4450
Davis Avenue South (parcel# 6391800010) and adjacent parcel 6391800125.
WATER COMMENTS
1) The project is within the City of Renton's water service area in the Talbot Hill 350 -hydraulic
zone.
2) The site is located outside of any Wellfield Capture Zone and outside of Wellhead protection
area.
3) There are existing 12 -inch diameter City water mains located in Davis Avenue South and in
South 45th Place that can deliver a maximum capacity of 4,800 gallons per minute (gpm) -
(see Water plan no. W-0599).
4) There is an existing 12 -inch diameter City dead-end water main that ends near the northeast
corner of the existing building that can deliver a maximum capacity of 2,800 gallons per
minute (gpm) - (see Water plan no. W-3113).
5) The static water pressure is approximately 105 psi at ground elevation of 106 feet
6) There are existing water services to the existing building including a 3 -inch domestic meter,
a 2 -inch landscape irrigation meter and a 4 -inch fire sprinkler stub with an interior DDCVA.
7) Based on the review of project information submitted for the pre -application meeting,
Renton Fire Authority requires the installation of a fire sprinkler system to the building
addition along with a new fire hydrant within 50 feet of the fire department connection.
8) The following water main improvements will be required:
a) Installation of additional fire hydrants as required by RFA. The location and number of
hydrants will be determined by the Fire Authority 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).
b) Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler supply line shall be
connected to the existing 12 -inch water main in Davis Ave S. The fire sprinkler stub and
related piping shall be done by a registered fire sprinkler designer/contractor. The
DDCVA shall be installed on the private property in an outside underground vault per
City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets
the conditions as shown on City's standard plan 360.5 for the installation of a DDCVA
Chateau Valley Center Expansion preapp— PRE18-000370
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June 14, 2018
inside a building. The location of the DDCVA inside the building must be pre -approved
by the City Plan Reviewer and Water Utility.
c) Installation of a domestic water meter for the new addition to the building, the
domestic meter shall be connected to the existing 12 -inch water main in Davis Ave S.
Separate meter is required for the residential use and for any commercial use. The sizing
of the meter(s) shall be in accordance with the most recent edition of the Uniform
Plumbing Code. Domestic water meter with size 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,
right-of-way or within an easement on private property. A pressure reducing valve (PRV)
is required for the domestic water meter since the static water pressure exceeds 80 psi.
d) Installation of a with a backflow prevention assembly on private property behind the
domestic water meter. A double check valve assembly (DCVA) is required for water
meters for residential water use since the building is more than 3 floors (exceeds 30 feet
in height). DCVA's with size 2 -inch or smaller shall be installed a meter box and DCVA's
with size 3 -inch and larger shall be installed in an exterior vault per City standard plan
320.4. The location of the DCVA's inside the building must be pre -approved by the City
Plan Reviewer and Water Utility.
e) A reduced -pressure principle backflow prevention assembly (RPBA) is required for water
meters for retail, commercial, industrial water use. The RPBA shall be installed inside an
above -ground heated enclosure per City standard plan no. 350.2. The RPBA may be
located inside the building if a drainage outlet for the relief valve is provided and the
location is pre -approved by the City Plan Reviewer and City Water Utility Department.
f) Installation of anew landscape irrigation meter and double check valve assembly
(DCVA), if applicable.
9) Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in
Appendix J of the City's 2012 Water System Plan. Adequate horizontal and vertical
separations between the new water main and other utilities (storm sewer pipes and vaults,
sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance
of the water main. Retaining walls, rockeries or similar structures cannot be installed over
the water main unless the water main is installed inside a steel casing.
10) A conceptual utility plan will be required as part of the land use application for the subject
development.
11) The development is subject to applicable water system development charges (SDC's) and
meter installation fees based on the number and size of the meters for domestic uses and
for fire sprinkler use. The development is also subject to fees for water connections, cut and
caps, and purity tests. Current fees can be found in the 2018 Development Fees Document
on the City's website
https.*//www.rentonwa.gov/search/default.asox?q=fee+schedule&tvpe=0,7922657-1171-
1,7922741-124. Fees that are current will be charged at the time of construction permit
issuance. The 2018 water SDC for a 3/4" or 1" meter is $3,727. The SDC that is current is due
at the time of construction permit issuance.
12) The subject property is within the (Valley General) Hospital Special Assessment District
#8406 as established by City Ordinance no. 3790, with recording number 8403260504.
Chateau Valley Center Expansion preapp— PRE18-000370
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June 14, 2018
Based on the fire flow demand of the development which is above 1,500 gpm, the following
assessment will apply: Area charge of $0.048 per square -foot of property x 21,104 sq -ft =
$1,102.99.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
There is an existing 8" diameter sewer main on Davis Avenue S. Reference COR Project
File S-032505 in COR Maps for record drawings.
2. The existing building has side sewer connection from the existing sewer main on Davis
Avenue S.
3. The indoor structured parking area must be connected to sewer, oil/water separator is
required for underground parking area.
4. A grease trap/ grease interceptor is required for any commercial kitchen use if proposed
in the development.
5. The development is subject to sewer system development charges (SDC) fee based on
the size of the new domestic water meter. The 2018 SDC for a 3/4" or 1" meter is
$2,837. The SDC fee rate that is current at time of construction permit issuance and the
payment is due at the time of construction permit issuance.
STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface
Water Design Manual (RSWDM) will be required.
The project proposes an addition to an existing building. There is existing stormwater
conveyance and existing private stormwater vault within the site.
Refer to Figure 1.1.2.A— Flow Chart in the 2017 RSWDM to determine what type of
drainage review is required for this site. The site falls within the City's Flow Control
Duration Standard (Forested site Conditions). The site falls within the Black River
drainage basin.
4. Per Core Requirement #1 of the 2017 RSWDM, all stormwater runoff must be
discharged at the natural location and comply with discharge requirements 1, 2, and 3
of Section 1.2.1.
On-site BMPs satisfying Core Requirement #9 will be required for the site to the extent
feasible. On-site BMPs shall be evaluated in order of preference by feasibility as
described in Section C.1.3 of the 2017 RSWDM.
Chateau Valley Center Expansion preapp— PRE18-000370
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June 14, 2018
6. There is an existing 12" diameter stormwater main pipe on a portion of the Davis Ave S
frontage that conveys stormwater west. Reference project TED4001229 in COR Maps for
record drawings of these pipe networks.
7. Any new storm conveyance installed on or off-site shall be designed and sized in
accordance with standards found in Chapter 4 of the 2017 RSWDM. Stormwater
improvements on frontages are required with the frontage improvements.
8. A geotechnical soils report for the site is required per the standards found in Section
C.1.3 of the 2017 Renton Surface Water Design Manual. Information on the water table
and soil permeability (measured and design infiltration rates), with recommendations of
appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in
the report. The geotech's recommendation of any erosion control measures and any
wet season construction restrictions (if applicable) should be included in the report.
9. The development is subject to stormwater system development charges (SDCs) for the
new lots. The 2018 stormwater SDC is $0.687 per square feet of new impervious surface
with a minimum of $1,718. The SDC that is current is due at the time of construction
permit issuance.
TRANSPORTATION STREET COMMENTS
1. Transportation impact fee is applicable at time of building permit. Transportation
impact fees that are current are payable at the time of building permit issuance for each
new home. Information of the current impact fee rate based on land use type is
available in the City Fee Schedule available at city of Renton website
https:/lwww.rentonwa.gov/searchldefault.aspx?q=fee+schedule&tvpe=0,7922657-
1171-1,7922741-124
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 impact analysis guidelines are included with the
pre -application packet. If the new peak hourtrips is 20 or more trips in eitherthe morning
peak or in the evening peak, the engineer should contact the City requesting for locations
to be studied in the traffic impact analysis. The study shall include trip generation and trip
distribution for the project for both AM and PM peak hours.
3. Davis Ave S is a Commercial Mixed Use and industrial street with existing right-ot-way
(ROW) width of 50 feet. Per RMC 4-6-060.F.2, the minimum ROW width for a two lane
Commercial Mixed Use and Industrial access street is 69 feet with 20 feet wide travel
lane, additional 8 feet wide paved on -street parking on both sides, 0.5 feet wide curbs, 8
feet wide landscaped planter on both sides, 6 feet wide sidewalk on both sides,
streetlights, and storm water conveyance. The developer is required to provide the
ROW and street frontage improvements on the half side of street fronting the subject
development site.
Chateau Valley Center Expansion preapp— PRE18-000370
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June 14, 2018
4. Undergrounding of utilities is required by RMC 4-6-090.
5. Paving and trench restoration within the City of Renton right of way shall comply with
the City's Restoration and Overlay requirements. The document is available at
https://ed ocs. re ntonwa.gov/Documents/0/edoc/1074326/Trench%20Resto rati o n %20a
nd%20Street%200verlav%20Regu irements. pdf
1. The fees listed are for 2018. The fees that are current at the time of the respective permit
issuance will be levied. Please seethe City of Renton website for the current development
fee schedule.
2. Undergrounding of all overhead power and utility lines in public right of ways adjacent to
the site is required unless an approved street modification to keep the existing utilities
above ground is approved.
3. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must be
underground. The construction of .these franchise utilities must be inspected and
approved by a City of Renton inspector.
4. Retaining walls that are 4' or taller from bottom of footing and stormwater detention
vaults will require a separate building permit. Structural calculations and plans prepared
by a licensed engineer will be required as part of the building permit review.
5. All civil plans shall conform to the current City of Renton survey and drafting standards.
Current drafting standards can be found on the City of Renton website.
6. A separate plan submittal will be required for a construction permit for utility work and
street improvements. All plans shall be prepared by a licensed Civil Engineer in the State
of Washington.
7. Please see the City of Renton Development Engineering website for the Construction
Permit Application and Construction Permit Process and Submittal Requirements. Please
contact the City to schedule a construction permit intake meeting.
POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS
FOR NEW DEVELOPMENT
A traffic impact analysis is required when estimated vehicular traffic generated from a
development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 —6..,.,, ,,.....,
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:
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June 14, 2018
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.
DEPARTMENT OF COMMUNITYVoww 7111
AND ECONOMIC DEVELOPMENT ------wo,''`Renton
M E M O R A N D U M
DATE: June 14, 2018
TO: Pre -Application File No. 18-000370
FROM: Clark H. Close, Senior Planner
SUBJECT: Chateau Valley Center Expansion -4450 Davis Ave S
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property is located at 4450 Davis Ave S at Chateau Valley Center
on the campus of Valley Medical Center (Parcel No. 6391800010) within the Commercial Office
(CO) zoning classification. The subject project is proposing an expansion to the Chateau Valley
Center on the 25,104 square foot parcel located immediately to the north (Parcel No.
6391800125). Phase I, which was completed in April 2005, consisted of 126 studio, 1 bedroom
and 2 bedroom apartment units. The existing units are licensed under the Washington State
Boarding Home regulations for Assisted Living. The applicant is proposing to construct Phase II
by expanding the Center. The development would consist of two (2) levels of structured parking
under the building with 63 total parking stalls and 90 residential units in 8 stories above the
parking. Phase II would be licensed as assisted living. The pre -application packet narrative
indicates that the proposal would consist of 16 memory care (dementia) units on the first floor
and the remainder of the units would be 1 bedroom and 2 bedroom. On the top floor, in
addition to some units, there would be a dining room, a lounge/activity room and an outside
garden with landscaped walking paths. The proposed structure is Type I -B construction
consisting of post -tensioned concrete slabs and concrete columns. The new floors would
connect to the existing facility on levels one through four and the new building would be
structurally independent. Access to Phase II is proposed via one new curb cut approximately 199
feet north of the existing driveway. A second entrance to the below'grade parking garage is
proposed approximately 69 feet north of the proposed new driveway.
K:\Preapps\2018\PRE18-000370_Chateau Valley Center Expansion\02.Review Comments
Chateau Valley Center Expansion
Pre-application Meeting
June 14, 2018
Current Use: The subject parcel consists of surface parking and a portion of the existing 4-story
Chateau Valley Center Building built in 2004.
Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation
and the Commercial Office (CO) zoning classification. Assisted Living and Convalescent Centers
are permitted in the CO zone when located within the Commercial and Mixed Use (CMU) land
use designation.
The RMC definition of Convalescent Center is a facility licensed by the State for patients who are
recovering health and strength after illness or injury, or receiving long-term care for chronic
conditions, disabilities, or terminal illnesses. Facilities provide twenty-four (24) hour supervised
nursing care and feature extended treatment that is administered by a skilled nursing staff.
Typically, residents do not live in individual units and the facilities provide personal care, room,
board, laundry service, and organized activities.
To qualify as an assisted living, the facility must meet the RMC definition that includes units
where residents live in private units and receive assistance with limited aspects of personal
care, such as taking medication, bathing, or dressing. Dwelling units include a full kitchen
(sink, oven or range, and refrigerator) or a kitchenette, a bathroom, a living area, and may
include a call system.
Development Standards: The project would be subject to RMC 4-2-1208, "Development
Standards for Commercial Zoning Designations" effective at the time of complete application
(noted as "CO standards" herein).
Density — No minimum density requirements apply to assisted living facilities in the CO zone (CI-
131). A maximum net residential density of 150 dwelling units per net acre is allowed if within a
mixed use building. Net density is calculated after the deduction of areas required for public
right-of-way dedication, private access easements, and critical areas from the gross site area.
Assisted living facilities are eligible for bonus density pursuant to RMC 4-9-065, Density Bonus
Review. Up to 50% above the maximum density may be permitted with the assisted living facility
bonus units. There are no density requirements for Convalescent Centers as they are not
considered residential uses by the RMC Zoning Use Table. A Convalescent Center use is not
residential and therefore would not be calculated in determining density. A net density
calculation could not be determined at the date of this memo. The 74 assisted living units
would result in a gross density of approximately 129.3 units per acre (75 du / 0.58 acres =
129.3 du/ac). A density worksheet detailing how the project would meet density requirements
would be required with the land use application.
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. The project proposal
appears to comply with the lot coverage requirements of the zone.
Setbacks — Setbacks are the distance between the building and the property line or any private
access easement. The minimum required front yard for buildings 25 to 80 feet in height is 20-
feet. No maximum front yard setback applies for the proposed uses. There are no side yard or
rear yard setback requirements when the lot does not about a residential zoned lots. It appears
the proposal complies with the setback requirements of the CO zone.
Building Height -- The maximum building height allowed in the CO zone is 250 feet when the
property does not abut a residential zone. Preliminary elevation drawings confirm compliance
with the height limitations.
Chateau Valley Center Expansion
Pre -application Meeting
June 14, 2018
Screenine — 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.
Refuse and Recycling Areas — A minimum of one and one-half (1-1/2) square feet per dwelling
unit in multi -family residences shall be provided for recyclables deposit areas, except where the
development is participating in a City -sponsored program in which individual recycling bins are
used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be
provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be
provided for refuse and recyclables deposit areas. There shall be a minimum of one refuse and
recyclables deposit area/collection point for each project. There shall be at least one deposit
area/collection point for every thirty (30) dwelling units. The required refuse and recyclables
deposit areas shall be dispersed throughout the site when a residential development comprises
more than one building. See RMC 4-4-090 for additional information and standards. Compliance
with the refuse and recycling standards would be required to be demonstrated in the land use
application.
Landscaping — The requirements of RMC 4.4-070 apply to the entire site and/or all parking
areas for additions to existing buildings that increase the gross square footage of the building
by greater than one third.
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. Street trees
and groundcover in the ROW planter strip will also be required.
All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10')
in width as measured from the street right-of-way. See RMC 4-4-070H.4 for planting
requirements.
Surface parking lots with 51 to 99 parking stalls must provide a minimum of 25 square feet of
landscaping per parking space. Any interior parking lot landscaping area shall be sized to
dimensions of at least eight feet (8') by twelve feet (12'), not including the curb. There shall be
no more than fifty feet (50') between parking stalls and an interior parking lot landscape area.
Please. refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan and landscape analysis meeting the
requirements in RMC 4-5-120D.12, shall be submitted at the time of application for Site Plan
Review.
Tree Preservation — If significant trees (greater than 6 -inch caliper or 8 -caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, arborist report, tree retention
plan along with a tree retention worksheet shall be provided with the formal land use
application. The tree retention .plan must show preservation of at least 10 percent (10%) of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained. If the trees cannot be retained, they
may be replaced with minimum 2 inch caliper trees at a rate of six to one. The Administrator
may authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Chateau Valley Center Expansion
Pre -application Meeting
June 14, 2018
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60' in height or greater than 18" caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion.
Fences/Walls — If the applicant intends to install any fences as part of this project, the location
must be designated on the landscape plan. A fence taller than eight feet (6') requires a building
permit. New or existing fencing would need to comply with RMC 4-4-040.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. Walls over 6 -
feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a
minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way.
Parking — parking, loading and driveway regulations are applicable for new buildings and
additions to buildings that where the enlargement or remodeling of an existing
building/structure by more than one-third (1/3) of the area of the building/structure. The
following ratios would be applicable to the site:
Use
Ratio
Assisted Living
A minimum and maximum of 1 space per residential unit of assisted
living, plus dedicated parking spaces for facility fleet vehicles.
Convalescent Centers
A minimum and maximum of 1 for every 2 employees plus 1 for
every 3 beds.
Surface parking stalls must be a minimum of 9 feet x 20 feet and compact dimensions of eight
and one-half feet in width and sixteen feet in length (8-1/2' x 16'). Compact surface parking
spaces shall not account for more than 30 percent of the spaces in the surface parking lots.
Minimum aisle widths are 24 feet in width.
Structured parking stalls must be a minimum of fifteen feet (15') in length and a minimum of
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. Compact parking stalls must be a minimum of seven feet, six inches
(7'6") in width and a minimum of twelve feet (12') in length, measured along both sides for stalls
designed at less than forty five degrees (45"). A stall shall be a minimum of thirteen feet (13') in
length, for stalls designed at forty five degrees (45") or greater.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses, such as convalescent centers, through
site plan review if the applicant can justify the modification to the satisfaction of the
Administrator. Justification might include, but is not limited to, quantitative information such as
Chateau Valley Center Expansion
Pre -application Meeting
June 14, 2018
sales receipts, documentation of customer frequency, and parking standards of nearby cities. In
order for the reduction or increase to occur the Administrator must find that satisfactory
evidence has been provided by the applicant. Modifications beyond twenty five percent (25%)
may be granted per the criteria and process of RMC 4-9-250D.2.
The proposal would be required to provide bicycle parking meeting the standards set forth in
RMC 4-4-080F.11.b based an 10% of the required number of parking stalls. Where practical
difficulties exist in meeting bicycle parking requirements, the applicant may request a
modification from these standards.
Vehicle Access and Loading—It appears the applicant proposes to gain access to the site from an
existing 24 -foot wide driveway located near the north property boundary along Davis Ave 5 for
access to the structured parking. In addition, the applicant proposes to gain access to the
existing surface parking and front of the parking garage from a new 20 -foot wide driveway
located approximately 69 feet south of the existing 24 -foot wide driveway. The proposed
driveway spacing would require a modification from the minimum one hundred sixty five feet
(165') driveway spacing standard.
Pedestrian Access — A pedestrian connection shall be provided from a public entrance to the
street, unless the Reviewing Official determines that the requirement would unduly endanger
the pedestrian.
Urban Design Regulations: The Urban Design District 'D' regulations do not apply to Assisted
Living or Convalescent Centers. However, the applicant should be aware the reviewing official
does have discretion with respect to site and building design via the Site Plan Review Criteria.
Critical Areas: The project site contains regulated slopes on the eastern portion of the site. A
geotechnical study would be required at the time of land use application. It is the applicant
responsibility to ascertain whether or not there are additional critical areas located on site.
Environmental Review: The proposal exceeds the City's adopted categorical exemption
thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in
accordance with WAC 197-11-800. An environmental checklist must be submitted with the land
use application.
Permit Requirements: The proposal would require Hearing Examiner Site Plan Review as the
proposal exceeds Four (4) stories or sixty feet (60') in height. The application and SEPA review
can be reviewed concurrently in an estimated time frame of 12 weeks once a complete
application is accepted. The Hearing Examiner Site Plan Review application fee is $3,500 and the
SEPA checklist fee is $1,500. Any modification requests to code standards are $250.00 per
modification. A 5% technology fee would also be assessed at the time of land use application. All
fees are subject to change. Detailed information regarding the land use application submittal
can be found on the City's new website by clicking "Land Use Applications" on the Community &
Economic Development page, then "All Forms (A to Z)." The City now requires electronic plan
submittal for all applications. The City's Electronic File Standards can also be found on the City's
website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0.
The purpose of the Site Plan process is the detailed arrangement of project elements so as to be
compatible with the physical characteristics of a site and with the surrounding area. An
additional purpose of Site Plan is to ensure quality development consistent with City goals and
policies General review criteria includes the following:
Chateau valley Center Expansion
Pre -application Meeting
June 14, 2018
a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals,
including:
b. Off -Site Impacts. Mitigation of impacts to surrounding properties and uses.
c. On -Site Impacts. Mitigation of impacts to the site
d. Access and Circulation. Safe and efficient access and circulation for all users.
e. Open Space. Incorporation of public and private open spaces to serve as distinctive project
focal points and to provide adequate areas for passive and active recreation by the
occupants/users of the site;
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect existing
natural systems where applicable.
g. Services and Infrastructure. Availability of public services and facilities to accommodate the
proposed use;
h. Signage. Use of signs primarily for the purpose of identification and management of sign
elements — such as the number, size, brightness, lighting intensity, and location — to
complement the visual character of the surrounding area, avoid visual clutter and distraction,
and appear in proportion to the building and site to which they pertain; and
1. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated
time frames, if applicable.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Impact Fees: The following 2018 impact fees would be payable prior to the issuance of building
permits:
• Fire Impact Fee currently assessed at $964.53 per new dwelling unit and $3.92 per
square foot of medical care facility.
• Transportation Impact Fee assessed at $1,464.90 per new senior housing unit and
$893.23 per new nursing home bed.
• Parks Impact Fee currently assessed at $1,858.95 per new dwelling unit.
• Renton School District Impact Fee — Project would be exempt from school impact fees
per RMC 4-1-1901.1.a.
A handout listing Renton's development -related fees is available on the City of Renton website
for your review.
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the accompanied public information sign
handout. The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign.
Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value
equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood
meeting. The meeting shall be held at a location open to the public within Renton city limits, at a
location no further than two (2) miles from the project site. The applicant is required to mail a
Chateau Valley Center Expansion
Pre -application Meeting
June 14, 2018
written notice announcing the neighborhood meeting to property owners within 300 -feet of the
subject property. The neighborhood meeting is intended to be a developer -neighborhood
interaction. City staff members are not required to attend and/or participate in neighborhood
meetings.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or
greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach
signs are intended to supplement information provided by public information signs by allowing
an applicant to develop a personalized promotional message for the proposed development.
The sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information
that lends greater understanding of the project.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have the application materials pre-screened prior to submitting the complete
application package. Please contact Clark Close, Senior Planner at 425-430-7289 or
cclose@rentonwa.gov to schedule an appointment.
Expiration: Upon site plan approval, the site plan approval is valid for two (2) years with a
possible two-year extension.
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