HomeMy WebLinkAboutPRE20-000204_Pre-App Meeting SummaryPREAPPLICATION MEETING FOR
Sung Development Apartments
95 Williams Ave S
PRE20-000204
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 17, 2020
Contact Information:
Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the 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).
M E M O R A N D U M
DATE:September 14, 2020
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Sung Townhomes/Apartments
1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of the building.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit.
This fee is paid at time of building permit issuance. Credit is due for the
removal of one existing home.
2. Approved fire sprinkler systems are required throughout all buildings
classified as apartments. Separate plans and permits required by the fire
department. If townhomes are built, fire sprinklers are not required.
3. Fire department apparatus access roadways are adequately served from the
existing public street.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 15, 2020
TO:Angelea Weihs, Planner
FROM:Scott Warlick, Plan Reviewer
SUBJECT:Sung Apartments/Townhomes
95 Williams Ave S
PRE20-000204
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
0007200122. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The project is within the City of Renton’s water service area in the Valley Service area in the 196-
hydraulic zone. There is an existing 12-inch City water main located in Williams Ave S. that can
deliver a maximum capacity of 4,700 gallons per minute (gpm) - (see Water plan no. W-3226).
2. The static water pressure is approximately 68 psi at ground elevation of 37 feet.
3. The site is located within the City's Wellhead Protection Area Zone 1.
4. There is an existing 3/4-inch domestic water meter serving the property.
5. Based on Renton Regional Fire Authority’s review comments on the submitted information for
the pre-application, the preliminary fire flow demand for the development is 2500 gpm. The
following water system improvements will be required as part of the development (a conceptual
water main extension layout is attached for reference use):
a. Installation of off-site and on-site fire hydrants. 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 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
Sung Apartments/Townhomes – PRE20-000204
September 15, 2020
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on the City’s standard plan 360.5. The location of the DDCVA inside the building must be
pre-approved by the City Plan Reviewer and Water Utility.
c. The sizing of the meter shall be in accordance with the most recent edition of the Uniform
Plumbing Code.
i. All residential domestic water meters shall have a double check valve assembly
(DCVA) installed behind on the meter on private property per City Standards. The
DCVA may be located inside the building if the location is approved by the City
Plan Reviewer and City Water Utility Department.
ii. Domestic water meters size 3-inch or larger shall be installed in an exterior vault
per City Standard Plan 320.4. The meter vault shall be located within public right-
of-way or within an easement on private property.
d. Installation of a separate water meter for landscape irrigation.
i. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation
meter.
ii. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch
or larger shall be installed in an exterior vault per City Standard Plan 320.4.
e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
6. If the applicant chooses to build “Townhomes” (i.e. Separate owner for each unit) then a
separate water meter is required for each unit. If the applicant chooses to build “Apartments”,
then one meter can serve the whole building.
7. Per the fire authority’s comments, “Townhomes” would not need a fire sprinkler system but
“Apartments” will require a fire sprinkler system
8. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the preliminary
water main extension shall be submitted with the land use application.
11. Adequate separation between utilities is required. Minimum separation between water and non-
potable water utilities is 10-feet horizontal and 1.5-feet vertical.
12. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s
website. Fees that are current will be charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,400.00 per meter, 1-1/2 inch meter
is $22,000.00 and a 2-inch meter is $35,200.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project.
c. Water service installation charges for each proposed domestic water service is applicable.
Water Service installation for a 1-inch water service line is $2,875.00* per service line, a
1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch
water service line. This is payable at construction permit issuance.
d. 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.
Sung Apartments/Townhomes – PRE20-000204
September 15, 2020
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e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
SEWER
1. Sewer service is provided by City of Renton. There is an existing sewer service to the property.
2. There is an 8-in gravity wastewater main located in alley to the west of the site (see City plan no.
S-020903).
3. The developer will need to cut and cap the existing side sewer prior to building demo. A
separate side sewer stub and building side sewer is required for each building. A minimum 6-
inch side sewer (stub and building) is required for each building.
4. The plans provided seem to be showing the sewer main in the road of Williams Ave S rather
than in the alley, where it actually is. The developer will need to provide adequate space to run
the building sewer for the buildings fronting Williams Ave S to the alley (west) without being
beneath the building footprint. A minimum 5-ft separation needs to be provided between the
building sewer and the building foundation, and a minimum 5-ft separation between the side
sewer and the property line.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. The current sewer fee
for a 1-inch meter install is $3,400.00 per meter, for a 1.5-inch meter install is $17,000 per meter,
and for a 2-inch meter install it is $27,200.00.
6. Credit for the SDC Fees will be provided based on the size of the existing domestic water meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the
Peak Rate Flow Control Duration Standard area matching Existing Conditions and is within the
Lower Cedar River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of
drainage review required in the RSWM.
2. The site is located in Zone 1 of the City’s Aquifer Protection Area (APA). Within this zone, open
facilities, open conveyance systems, and on-site BMPs that rely on infiltration are prohibited.
3. There is an 8-inch stormwater main in Williams Ave S east of the subject property (Record DWG:
R-133902)
4. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
5. If stormwater tract is required, maintenance access shall be designed and installed in accordance
with the City adopted SWDM.
6. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite (Non-project) tributary areas.
7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
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September 15, 2020
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and/or water quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit application.
9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information concerning
the soils, geology, drainage patterns and vegetation present shall be presented in order to
evaluate the drainage, erosion control and slope stability for site development of the proposed
plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
10. Erosion control measures to meet the City requirements shall be provided.
11.The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
12. The 2020 Surface water system development fee is $0.76 per square foot of new impervious
surface, but no less than $1,900.00 for each dwelling unit. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the construction
permit is issued.
TRANSPORTATION
1.The proposed development fronts Williams Ave S along the east property line(s). Williams Ave S
is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet.
To meet the City’s complete street standards for minor arterial streets, minimum ROW is 91
feet. Dedication of 15.5 feet of ROW fronting the site will be required. Per City code 4-6-060,
half street improvements shall include a pavement width of 54-feet consisting of 4 – 11’ travel
lanes and 2 – 5’ bike lanes. A 0.5’ curb and 12’ concrete sidewalk with street trees in grates are
required on both sides of the pavement.
a. The applicant is encouraged to submit a written request for a modification of the street
standard. The modified street section will retain the existing curb line and provide 12’
sidewalk with street trees in tree grates directly beyond the curb along both sides of the
pavement. Dedication will be required pending field survey.
2. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains
at the lower end with positive drainage discharge to restrict runoff from entering the
garage.
c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width
of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum
driveway width is 16-feet.
d. Driveways shall not be closer than 5-feet to any property line.
Sung Apartments/Townhomes – PRE20-000204
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3. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
4. 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. 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.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. The transportation impact fee is based on the type of land use. For a single apartment unit, the
2020 transportation impact fee is $4,836.31. Transportation impact fees are subject to change
based on the year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 17, 2020
TO:Pre-application File No. 20-000204
FROM:Angelea Weihs, Associate Planner
SUBJECT:Sung Development Apartments
95 Williams Ave S
(parcel no. 0007200122)
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,
Planning Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The subject property is located at 95 Williams Ave S (parcel no. 0007200122).
The project site totals 5,750 sq. ft. (0.13 acres) in area and is zoned Center Downtown (CD). The
applicant is proposing the construction two multi-unit structures with a total of 6 units. The
applicant proposed two different multi-family proposals, one with townhomes and one with
attached flats. The applicant proposes open space between the two structures. Access to the
site is proposed via the alley to the west of the project site. A total of 6 parking spaces is
proposed. According to COR Maps, the site is located in an area with high seismic hazards and
within the Downtown Wellhead Aquifer Protection Zone 1.
Current Use: The project site has an existing residence and accessory structure, which are both
proposed to be removed.
Zoning and Overlay Districts: The subject property is located within the Commercial & Mixed
Use (CMU) land use designation and Center Downtown (CD) zoning designation. In addition, the
proposal is within the following overlays: Urban Design District ‘A’; Downtown Business District;
and City Center Sign Regulation Area. Townhome units are not permitted uses in the CD Zone.
Attached multi-family dwelling units (Flats) are permitted uses in the CD zone subject to
condition 6 of RMC 4-2-080. Standalone residential buildings are permitted in the CD Zone
outside of the Downtown Business District, provided residential amenity space and/or lobby
space is provided on the ground floor along the street frontage. No lobby or amenity space
was identified in the pre-application submittal. The project will need to be designed to comply
Sung Development Apartments, PRE20-000204
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September 17, 2020
with the regulations regarding lobby and amenity space requirements that are effective at the
time of Building permit application.
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 “CD standards” herein). The table below notes the current standards for the CD zone.
Type of Standard Minimum Standards
Lot Standards
Lot Size None
Lot Width None
Lot Depth None
Density
Minimum/Maximum Net
Residential Density
Minimum Density: 25 dwelling units per net acre (du/ac)
Please Note: Minimum Density may be increasing to 75
du/ac near the end of the year.
Maximum Density 100 du/ac; Density may be increased to
150 du/ac subject to Administrative Conditional Use
approval.
Density Bonus Review eligible if criteria and standards of RMC
4-9-065 can be met. Potential for 30% above maximum
density or density allowed via conditional use permit.
Setbacks
Min Front Yard and
Secondary Front Yard
None
Max Front Yard and
Secondary Front Yard
15 ft. – for buildings 25 ft. or less in height.
None – for that portion of a building over 25 ft. in height
Side/Rear Yard None
Clear Vision Area n/a
Building Standards
Building Coverage Ratio None
Maximum Gross Floor Area None
Maximum Building Height 95 ft – In no case shall building height exceed the maximum
allowed by the Airport Compatible Land Use Restrictions, for
uses located within the Federal Aviation Administration
Airport Zones.
Parking
Vehicular A minimum and maximum of 1 per unit.
Low income – 1 for every 4 dwelling units is required. A
maximum of 1.75 per dwelling unit is allowed.
Commercial uses (in general) required a maximum of 1 space
per 1,000 square feet of net floor area, with no minimum
requirement.
Location All parking shall be provided in the rear portion of the yard,
with access taken from an alley, when available. Parking shall
not be located in the front yard, nor in a side yard facing the
street nor rear yard facing the street. Parking may be located
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September 17, 2020
off-site or subject to a joint parking requirement.
Bicycle Equal to ten percent (10%) of the number of required off-
street vehicle parking spaces required for the same uses
located outside of the CD zone.
One-half bicycle parking space per one dwelling unit.
Loading Docks
Location For permitted manufacturing and fabrication uses, parking,
docking and loading areas for truck traffic shall be off-street
and screened from view of abutting public streets.
Landscaping
Tree Retention 10% of significant trees
Building Setbacks – It appears that the proposal would comply with the setback requirements of
the zone. The applicant would be required to submit a site plan that complies with the setback
requirements of the CD zone.
Density Requirements: 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. For purposes of calculating net density: All fractions shall be truncated at two numbers
past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or
greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56
dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the
fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units
becomes 4.0 dwelling units.
The gross site area is approximately 5,750 square feet or 0.13 acres. The proposal for 6
residential units on a 0.13 acre site arrives at a gross density of 45.45 du/ac (6 units / 0.13 acres
= 45.45 du/ac). The proposed gross density meets the minimum and maximum density
permitted in the CD zone. The proposal will need to demonstrate compliance with net
residential density at the time of land use application. Please Note: Minimum density may be
increasing to 75 du/ac near the end of the year via Docket, D-179.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” For retail developments, a minimum of 5 square
feet per every 1,000 square feet of building gross floor area shall be provided for recyclable
deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area
shall be provided for refuse deposit areas with a total minimum area of 100 square feet. For
multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for
recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for
refuse deposit areas with a combined total minimum area of 80 square feet. The applicant
would be required to submit a site plan depicting a refuse and recyclable area compliant with
RMC 4-4-090 with the land use application.
Landscaping: New development in the CD zone is subject to street trees and landscaping within
the ROW, surface parking landscaping, and maintenance portions of the landscaping code. ROW
planting is established to street development standards. All proposed landscaping shall be
maintained in a healthy, growing condition and those dead or dying shall be replaced. Property
owners shall keep the planting areas reasonably free of weeds and litter.
The applicant would be required to provide street trees within tree grates along Williams Ave S.
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September 17, 2020
Proposed fences or retaining walls must be designated on the landscape plan. A fence and/or
retaining wall detail should also be included on the plan.
Please refer to landscape regulations (RMC 4-4-070) and Downtown Streetscape Standards for
additional general and specific landscape requirements. A conceptual landscape plan shall be
submitted at the time of land use application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan and
worksheet, and arborist report shall be provided with the formal land use application as defined
in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant
trees and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130.H.1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist
report would be required with the land use application.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet (4') requires a
building permit. A fence shall not be constructed on top of a retaining wall unless the total
combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence. New or existing fencing would need to comply with the fence requirements of
the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information
about fences and retaining walls. No fences or retaining walls were shown on the submitted
materials.
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September 17, 2020
Access: The applicant has proposed access to the parking via an existing alley located to the
west of the project site. The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
Parking: In the CD zone, all parking shall be provided in the rear portion of the yard, with access
taken from an alley, when available. Parking shall not be located in the front yard, nor in a side
yard facing the street nor rear yard facing the street. Parking may be located off-site or subject
to a joint parking requirement. The proposed ground level parking would comply with the
parking development standards. The following ratios would be applicable to the site:
Use Square Footage
of Use or
Number of Units
Ratio Required Spaces
Attached
Residential
6 units A minimum and maximum of 1 per
unit.
Min/Max:6
The proposal includes a total of 6 on-site parking spaces, which meets the minimum and
maximum of 6 required. A standard surface parking stall shall be a minimum of twenty (20’) long
and a minimum of nine feet (9’) in width. The applicant will be required at the time of formal
land use application to provide detailed parking information (i.e. stall and drive aisle
dimensions) and calculations of the subject site. See RMC 4-4-080.F.8 and F.9 for parking stall
and aisle dimension requirements.
The proposal would be required to provide bicycle parking based on one-half (0.5) bicycle
parking space per one dwelling unit.
The bicycle parking provided for the residents shall provide 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 within the dwelling units or on balconies
do not count toward the bicycle parking requirement. Please review RMC 4-4-080.F.10 and
RMC 4-4-080.F.11 for further general and specific bicycle parking requirements.
Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and
compliance with District ‘A’ Urban Design Regulations is required RMC 4-3-100. In general the
regulations encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate and to discourage franchise retail architecture. If you are unable to meet the
prescriptive standards of the code the applicant would be required to demonstrate compliance
with the intent and guidelines of the respective section that includes the standard. The following
bullets provide some of the design elements needed with your proposal. The design regulations
should be referred to in their entirety prior to refining your proposal. The land use application
shall include a narrative of how the project meets each of design standards.
The building shall be oriented to the street with clear connections to the sidewalk. The front
entry shall be oriented to the street. Building entries from a parking lot shall be subordinate
to those related to the street.
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September 17, 2020
The building’s primary entry shall be on a façade facing the street, prominent, connected to
the public sidewalk, and include human-scaled elements. Visibly prominent features include
facade overhang, trellis, large entry doors, and/or ornamental lighting.
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. Buildings that are taller than 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.
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
o Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
o Building articulation to divide a larger architectural element into smaller
increments; or
o Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof
and be screened around their perimeter by a wall or fence and have self-closing doors.
Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three. If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located
on three (3) sides of such facility.
Parking shall be located so that no surface parking is located between a building and front
property line and a building and the side property line on a corner lot. Parking shall be
located so that it is screened from surrounding streets by buildings, landscaping, and/or
gateway features as dictated by location.
Parking structures shall provide space for ground floor commercial uses along street
frontages at a minimum of seventy five percent (75%) of the building frontage width. The
entire public facing façade shall be pedestrian-oriented.
Access to parking lots and garages shall be from alleys, when available. If not available,
access shall occur at side streets.
A minimum of 50 square feet of open space per unit shall be provided. Open space or
recreation areas shall be located to provide sun and light exposure to the area and located
so that they are aggregated to provide usable area(s) for residents. Please refer to the urban
design regulations for acceptable open space options.
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September 17, 2020
All building façades shall include modulation or articulation at intervals of no more than
forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width. Buildings greater than one hundred sixty feet (160') in
length shall provide a variety of modulations and articulations to reduce the apparent bulk
and scale of the facade; or provide an additional special feature such as a clock tower,
courtyard, fountain, or public gathering area.
Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the façade’s ground floor. Any façade visible to the public shall be comprised
of at least fifty percent (50%) transparent windows and/or doors for at least the portion of
the ground floor facade that is between four feet (4') and eight feet (8') above ground (as
measured on the true elevation). Untreated blank walls visible from public streets,
sidewalks, or interior pedestrian pathways are not permitted.
Building roof lines must be varied along the entire roof. The building must contain at least
one of the following: (1) Extended parapets, (2) feature elements projecting above parapets,
(3) project cornices, or (4) pitched/sloped roofs. Buildings containing predominantly
residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall
have dormers or interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
All sides of buildings visible from a street, pathway, parking area, or open space shall be
finished with the same building materials, detailing, and color scheme. A different treatment
may be used if the materials are of the same quality. All buildings shall use material
variations such as colors, brick or metal banding, patterns or textural changes. Materials,
individually or in combination, shall have texture, pattern, and be detailed on all visible
façades. Materials shall be durable, high quality, and consistent with more traditional urban
development, such as brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, glass and cast-in-place concrete.
Critical Areas: The site is located in the Downtown Wellhead Aquifer Protection Zone 1 and High
Seismic Hazards according the City’s mapping system. A fill source statement and geotechnical
analysis for the site is required and shall be submitted with the land use application. The
analysis needs to assess soil conditions and detail construction measures to assure building
stability. It is the applicant’s responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site prior to site development or building
construction.
Environmental Review: The scope of the project exceeds State Environmental Policy Act (SEPA)
exemption thresholds set forth in WAC 197-11-800, therefore an environmental checklist must
be submitted with the land use application. An environmental threshold determination would
be issued by the Renton Environmental Review Committee prior to the public hearing on the
proposal.
Permit Requirements: The proposal would require Administrative Site Plan Approval and
Environmental (SEPA) Review. The site plan application and environmental checklist can be
reviewed concurrently in an estimated time frame of 8 weeks once a complete application is
accepted. The 2020 Administrative Site Plan Review application fee is $2,640. The application
fee for SEPA Review (Environmental Checklist) is $1,580. Any modification requests to code
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September 17, 2020
standards are $250 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 and informational handouts
can be found on the City’s website by clicking “How Do I?” on the home screen, then “City
Documents” and then “CED Forms” under the Quick Browse heading for Community and
Economic Development. The City requires electronic plan submittal for all applications. The
City’s Electronic File Standards can also be found on the City’s website.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Public Notice Requirements: The applicant will be required to install a public information sign
prior to submitting the required land use application(s) and SEPA checklist. Public Information
Signs are required for all Type II and Type III Land Use Permits (Administrative Conditional Use
permit and Hearing Examiner Site Plan Approval, respectively), as classified by RMC 4-8-080.
Public Information Signs are intended to inform the public of potential land development,
specific permits/actions being considered by the City, and to facilitate timely and effective public
participation in the review process. The applicant must follow the specifications provided in the
public information sign handout (see land use forms on City website). The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated
with the sign.
Impact Fees: In addition to the applicable building and construction fees, the following impact
fees would be required prior to the issuance of building permits. The noted fee calculations are
for 2020.
A Fire impact fee currently assessed at $964.53 per new dwelling unit and $1.25 per
square foot of retail.
A Transportation impact fee assessed at $4,836.31 per new apartment unit and as
determined by City per current ITE Manual for the retail space.
A Renton School District Impact Fee currently assessed at $3,582 per new multi-family
dwelling unit. Plus a 5% service fee.
A Parks Impact Fee currently assessed at $2,676.89 per new dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant shall have the
application materials pre-screened prior to submitting the complete application package. Please
contact Angelea Weihs at aweihs@rentonwa.gov.
Expiration: Site plan and conditional use permit approval are valid for two years with a possible
two-year extension. It is the responsibility of the applicant to monitor the expiration date.