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HomeMy WebLinkAboutPRE_Pre App Meeting Summary_210416_v1.pdfPREAPPLICATION MEETING Sunset Gardens 2900 NE 10th St PRE20-000244 CITY OF RENTON Department of Community & Economic Development Planning Division November 5, 2020 Contact Information: Planner: Matt Herrera, 425.430.6593, mherrera@rentonwa.gov Development Engineering: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov Fire: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). 1 M E M O R A N D U M DATE:November 5, 2020 TO:Matt Herrera, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Sunset Gardens Mixed Use 1. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Fire flows over 2,500 gpm require looped water mains around the building or around the city block where the building is located. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit and $0.26 per square foot of office space. There is no fee for parking garage areas. This fee is paid at time of building permit issuance. Credit is due for the removal of the existing building. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are adequately served from the existing public streets. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 5, 2020 TO:Matt Herrera, Senior Planner FROM:Jonathan Chavez, Civil Engineer III SUBJECT:Sunset Gardens PRE20-000244 I have reviewed the pre-application submittal for the Sunset Gardens Project on Sunset at 2900 NE 10th Street (KC Parcel ID: 7227900075). The applicant is proposing to remove a one-story commercial building and construct a four-story building with 76 residential units with retail and parking. WATER Water service is provided by the City of Renton. The site is in the Highlands service area in the 565’ hydraulic pressure zone. The approximate static water pressure is 88 psi at a ground elevation of 362’. Below is a summary of existing water mains located in the vicinity of the site: o 8” water main on the south side of NE 10th Street that can provide 1,600 gallons per minute (gpm). Reference COR Project File WTR2700462 in COR Maps for record drawings. o 6” water main on the north side of NE 10th Street and east side of Jefferson Avenue NE that can provide 1,600 gallons per minute (gpm). Reference COR Project File WTR2701878 in COR Maps for record drawings. o 8” water main on the west side of Jefferson Avenue NE (southwest corner of lot) that can provide 1,600 gallons per minute (gpm). Reference COR Project File WTR2700678 in COR Maps for record drawings. o 8” water main on Jefferson Avenue NE (north and east of lot) that can provide 1,600 gallons per minute (gpm). Reference COR Project File WTR2702331 in COR Maps for record drawings. o 12” water stub ending at the southeast corner of the NE Sunset Blvd and NE 10th Street that can deliver 2,800 gpm (Water project no. W-3179). Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional Fire Authority (RRFA) to meet development standards: o On NE 10th Street, across the street from the south property line (COR Facility ID HYD-NE-00376). o On NE 10th Street and Jefferson Avenue NE intersection (southwest corner of lot), (COR Facility ID HYD-NE-00353). o On Jefferson Avenue NE (southwest corner of lot) (COR Facility ID HYD-NE- 00457). o On Jefferson Avenue NE (north property line) (COR Facility ID HYD-NE-00861). 3 Sunset Gardens – PRE20-000244 November 5, 2020 o On Jefferson Avenue NE (east property line) (COR Facility ID HYD-NE-00862). There are existing water services to the subject property. o 8-inch fire service o 1.5-inch domestic water meter Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,000 gpm, including the use of an automatic fire sprinkler system. Per City Code, a looped water main around the building is required when the fire flow demand exceeds 2,500 gpm. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. Installation of approximately 500 feet of 12-inch water main in NE 10 th St from the existing 12-inch water stub to Jefferson Ave NE. 2. Installation of approximately 860 feet of 10-inch water main in Jefferson Ave NE from the above new 12-inch main in NE 10th St and in Index Ave NE around the site and connecting to the above new 12-inch water main in NE 10th St. 3. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the property. 4. A minimum 10-foot setback is required from the building foundation to the water main. 5. 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 on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 6. Installation of additional fire hydrants around the building as required by the Fire Authority. 7. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 8. Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. a. 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. 9. Installation of a separate water meter for the commercial portion of the building. a. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 10. A pressure reducing valve is required downstream of the domestic water meter as water pressure exceeds 80 psi. 4 Sunset Gardens – PRE20-000244 November 5, 2020 11. 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. 12. Installation of a separate water meter for landscape irrigation. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. 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. 13. The existing domestic and fire water services should be cut and capped. 14. A conceptual utility plan will be required as part of the land use application for the subject development. 15. 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. 16. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 17. 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. 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. A credit will be issued for any water service that is abandoned d. 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. e. 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. f. 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 the City of Renton. 2. There is an existing 8” lined concrete main sewer to the north on Jefferson Avenue NE (Reference COR Project File(s) WWP2701114). 3. The existing side sewer(s) may be reused provided they are relined. Relining of side sewers will only be permitted after inspection of the side sewer by the Public Works Inspector. CCTV must be provided by the applicant/contractor for City review. The 5 Sunset Gardens – PRE20-000244 November 5, 2020 building side sewers will need to be cut and capped at the property line as part of the building demolition. 4. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 5. A grease interceptor will be required if the project is proposing any kitchens in the retail portion of the building. 6. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 7. A separate side sewer will be required for the residential and commercial portions of the building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 8. The development is subject to a wastewater system development charge (SDC) fee. The 2020 SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1.5-inch meter install is $17,000.00 per 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 Standard area matching Existing Site Conditions and is within the East Lake Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site topography slopes moderately from the northeast to the southwest. There is an existing 12-inch stormwater main located along the western frontage, along Jefferson Avenue NE. Reference COR Project File(s) TED401503) in COR Maps for record drawings. There is an existing 12-inch stormwater main located along the southern frontage, along NE 10th Street. Reference COR Project File(s) TED401550) in COR Maps for record drawings. The site contains regulated slopes and landslide hazard areas. 3. 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 tributary areas. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. 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 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. 6. 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 6 Sunset Gardens – PRE20-000244 November 5, 2020 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. 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 10.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. 11. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00. 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 NE 10 th Street along the south property line. NE 10th Street is classified as a collector street. The available right of way (ROW) width on the frontage of NE 10th Street is 60 feet (as per the King County assessor map). Per RMC 4-6- 060, the minimum right of way width for a Collector Arterial with 2 lanes is 83’. The minimum paved roadway width for a collector arterial with 2 lanes is 46’. The paved roadway section consists of 2 – 10’ travel lanes, 2 – 8’ parking lanes, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter strip, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. Dedication to accommodate this street section will be required. a. The Applicant can submit a Street Modification to maintain the existing pavement width. The improvements would consist of: a new .5-foot curb, 8-foot planter strip, 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm drainage improvements. Dedication to fit these improvements within public ROW will be required, pending field survey. 2. The proposed development fronts Jefferson Avenue NE along the west, north, and east property lines. Jefferson Avenue NE is classified as a residential access street and commercial access street with an existing right-of-way (ROW) of 50 feet, per the King County Assessor’s Map. a. Per RMC 4-6-060, the minimum ROW width for a residential access street is 53 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet, a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. A 1.5 foot dedication along Jefferson Avenue NE will be required. 7 Sunset Gardens – PRE20-000244 November 5, 2020 b. Per RMC 4-6-060, the minimum ROW width for a commercial access street is 69 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 36 feet, a 0.5-foot curb, an 8-foot planting strip, an 6-foot sidewalk, street trees and storm drainage improvements. Dedication to fit these improvements within public ROW will be required, pending field survey. 3. The new street intersection radius must be a minimum of 35’. 4. Street grades shall not exceed 15 percent. 5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. a. Ramps across property corners must be ADA compliant (upgraded) as well. 6. The bus stop on NE 10 th street will need to be relocated/adjusted based on the new frontage configuration. 7. Refer to City code 4-4-080 regarding driveway regulations: a. 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. b. 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. c. Driveways shall not be closer than 5-feet to any property line. 8. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 9. 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. 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The transportation impact fee is based on the type of land use. For a condominium, the 2020 transportation impact fee is $4,064.56 per dwelling unit. For proposed use, there is no impact fee for residential; applicant must provide an independent fee study to come up with a fee for the retail use. Transportation impact fees are subject to change based on the year the building permit is applied for. a. A credit will be issued for the existing use that is being removed. The City does not have a transportation impact fee for the existing use. The fee credit will be calculated based upon the traffic data for the existing use from the latest edition of the ITE Trip Generation Manual. b. RMC 4-1-190.H allows for the applicant to prepare an independent fee calculation for the traffic impact fee. Please see this section of code for more information on the independent fee calculation requirements. GENERAL COMMENTS 8 Sunset Gardens – PRE20-000244 November 5, 2020 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All 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 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2020 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. 9 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 5, 2020 TO:Pre-Application File No. 20-000244 FROM:Matt Herrera, Senior Planner SUBJECT:Sunset Gardens 2900 NE 10th St. General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing to redevelop the existing Renton Housing Authority (RHA) on-site services located at 2900 NE 10th St into a four (4) story mixed use building. The ground floor would remain RHA on-site services and the (3) floors above would contain 76 affordable housing units. The subject property is a single parcel (APN 722790-0075), 1.28 acres in size, and contains frontage on NE 10th St and Jefferson Ave NE. Vehicle access to the site is proposed on NE 10th St and on the north portion of the subject property’s Jefferson Ave NE frontage. The site would contain 72 parking spaces with both surface and structured parking. Current Use: The subject property is currently the Renton Housing Authority on-site services office, which is a permitted use at this location. Zoning, Land Use Designation, and Overlays: The subject property is located within the Center Village (CV) zoning classification and Commercial Mixed Use (CMU) land use designation. The site is also within the Urban Design District ‘D’ overlay and within the boundaries of the Sunset Area Community Planned Action Ordinance. Attached Dwellings – Flats are a permitted use in the CV zone. Commercial uses within a mixed use building are limited to those identified in RMC 4-2-060A.6.b. RHA’s ground floor on-site services use would be permitted. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CV standards” herein) and any special requirements/limitations of the Sunset Area Community Planned Action Ordinance. 10 Sunset Gardens Preapplication Meeting November 5, 2020 The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Development Standard CV Zone Density The density range allowed in the CV zone is a minimum of 20.0 to a maximum of 80.0 dwelling units per net acre (du/ac). A net density calculation could not be determined at the time of the preapplication meeting. The proposed gross density for the 76 dwelling units would be approximately 59 dwelling units per acre. A Density Worksheet that identifies the net density calculation that excludes frontage dedications will be required with the land use application. Minimum Lot Size 25,000 square feet Minimum Front Yard/Secondary Front Yard 15-feet. The building contains frontage on three (3) sides of the property along NE 10th and Jefferson Ave NE. These public street frontages are front and secondary front yards. The building as shown on the site plan does not appear to meet the minimum front and secondary front yard setbacks. Minimum front and secondary front yards compliance shall be measured from property lines as they exist following frontage dedication. Maximum Front Yard/Secondary Front Yard 20-feet Secondary front yard exceeds 20-feet maximum along eastern frontage of Jefferson Ave NE. Modifications of this setback may be considered with the Site Plan Review application based on pedestrian amenities, distinctive architecture, mitigating visual parking impacts, Crime Prevention Through Environmental Design (CPTED) methods, and minimizing pedestrian and traffic conflicts. See RMC 4-2-120C.15 for modification criteria in its entirety. Minimum Side Yard None – Except 15ft. if the lot abuts or is adjacent to a lot zoned residential. Minimum Rear Yard None – Except 15ft. abuts a lot zoned residential. Clear Vision Area In no case shall a structure over 42-inches in height intrude into the 20 ft. clear vision area, which is the area bounded by the street property lines of corner lots and a line joining 11 Sunset Gardens Preapplication Meeting November 5, 2020 points along said street lines 20-feet from their point of intersection. Maximum Lot Coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. 65-percent would be required as some surface parking is proposed. Building Orientation Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. There does not appear to be RHA entry features along NE 10th St, the eastern frontage of Jefferson Ave NE, or from the parking lot. Required Location for Parking Residential - Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Commercial - Parking may not be located between the building and the public street unless located within a structured parking garage. Parking is shown between the building and Jefferson Ave NE along the eastern frontage. A modification is not eligible for this standard and a variance would be needed for the current layout. Mixed Use -Joint parking is required subject to RMC 4-4- 080E3. Max. Building Height 70 ft. for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. Residential Mixed Use Development Standards – The proposal would be subject to the ground floor commercial space standards from the Residential Mixed Use Standards set forth in RMC 4- 4-150 that include the following: 12 Sunset Gardens Preapplication Meeting November 5, 2020 a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The following types of landscaping would be required with your proposal: Street frontage landscaping: 10-feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). Planter strip parking: Street trees and groundcover shall be planted between the curb and sidewalk along the property’s frontage. Trees shall be from the City’s approved street tree list. Surface parking lot landscaping: A 10-foot perimeter lot landscaping screen that provides trees planted at a rate of one per 30 lineal feet, shrubs at a minimum rate of one per 20 square feet, and groundcover. Interior parking lot landscaping: Surface parking containing 15-50 spaces requires 15 square feet of interior parking lot landscaping per space. Any interior parking lot landscaping area shall be sized to dimensions of at least 8-feet by 12-feet. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover per the planting standards set forth in RMC 4-4-070H.5 Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of land use application. 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, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.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: 13 Sunset Gardens Preapplication Meeting November 5, 2020 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. A formal tree retention plan and arborist report would be required with the land use application if any trees are proposed to be removed. Screening: All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Shielding shall consist of roof wells, clerestories, parapets, walls, solid fencing or other similar solid non-reflective barriers or enclosures. All on-site surface mounted utility equipment shall also be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. Refuse and Recycling Areas: Refuse and recycling areas shall meet the requirements of RMC 4-4- 090, “Refuse and Recyclables Standards” please refer to these standards in their entirety. For multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. Additionally, at least one deposit area/collection point for every 30 dwelling units is required. The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. In office developments, a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of 4 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located within 50- feet of a lot zoned residential, except by approval through the site plan review process. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Fire Code, and that collection points are easily and safely accessible to hauling trucks. Compliance with these standards will need to be shown in the land use application. Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this project, the location must be designated on the landscape plan. Retaining walls greater than 4- feet require a separate building permit. Retaining walls are limited to 6-feet in height with the exception of front yard setbacks where the limitation is 4-feet. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. A fence and/or wall detail shall also be included on the plan. Please refer to RMC 4-4-040 for fence and retaining wall requirements. 14 Sunset Gardens Preapplication Meeting November 5, 2020 Parking: Required parking for residential uses shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Commercial use parking may not be located between the building and the public street unless located within a structured parking garage. Surface parking is shown on the southeastern portion of the property is located between the building and the public portion of Jefferson Ave NE which does not meet the CV zone development standard. A variance would be needed for current layout as this development standard is not eligible for modification. Attached dwellings for low income require a minimum of one (1) space for each four (4) dwelling units and a maximum of 1.75 per dwelling unit. On-site services parking requires a minimum and maximum of three (3) spaces per 1,000 square feet of net floor area. Standard parking stall sizes for private garages is 9’x20’ and 8.25’x15’ for structured parking. Compact spaces are limited to 50-percent. Please refer to RMC 4-4-080F for further information on design requirements. The proposal would be required to provide one-half (0.5) bicycle parking space per dwelling unit and 10-percent of the number of required spaces for the on-site services use. 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 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. Access: Vehicle access is proposed along NE 10th St and on the northeastern portion of the property on Jefferson Ave NE. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%).The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. Please explore just utilizing a single driveway along Jefferson and gaining access to the deck parking interior to the site. Fewer driveways lessens pedestrian/vehicle conflicts and provides an opportunity to better screen the parking along NE 10th. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 15 Sunset Gardens Preapplication Meeting November 5, 2020 2. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. 3. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5-feet wide. Buildings that are taller than 30-feet in height shall also ensure that the weather protection is proportional to the distance above ground level. 4. At least one of the following design elements shall be used to promote a transition to surrounding uses: a. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or b. Building articulation to divide a larger architectural element into smaller increments; or c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. 5. Parking shall be located so that no surface parking is located between: a building and the front property line; and/or a building and the side property line (when on a corner lot). 6. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 7. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 8. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. 9. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 10. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. Site furniture shall be provided and shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. 11. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one- half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 12. All attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided. Please refer to RMC 4-3-100E.4 Recreation Areas and Common Open Space for a menu options on how to meet the open space requirements. 16 Sunset Gardens Preapplication Meeting November 5, 2020 13. All building facades shall include modulation or articulation at intervals of no more than 40- feet. Modulations shall be a minimum of 2-feet deep, 16-feet in height, and 8-feet 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 façade. 14. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 15. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. 16. Any facade 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). 17. Building roof lines shall be varied and include architectural elements to add visual interest to the building. 18. Building 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. 19. All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. 20. Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Critical Areas: The City’s COR mapping system indicates potential slopes of up to 40-percent and moderate landslide hazard area on the property’s eastern perimeter. A geotechnical report would be required with the land use application that provides recommendations to safely redevelop the site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to site development or building construction. Environmental Review: The subject property is within the Sunset Area Planned Action. When a project is proposed within a planned action area, the environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. An environmental checklist verify compliance with the EIS. No other environmental action is required if the proposal is compliant with the planned action. If the proposal exceeds the development thresholds or alters 17 Sunset Gardens Preapplication Meeting November 5, 2020 the assumption and analysis specified in the planned action ordinance, further environmental review may be required. Permit Requirements: The proposal will require Hearing Examiner Site Plan Review. The application would be reviewed in a minimum estimated time frame 12-weeks following acceptance of a complete application. The 2020 Hearing Examiner Site Plan Review application fee is $3,700.00. A variance fees is $1,300.00. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. All fees are subject to change prior to submittal. The 2021-22 fee schedule is anticipated to be adopted on Monday, November 9, 200 by City Council. Fees are expected to increase for 2021. Detailed information regarding the land use application submittal can be found on the Site Plan Review submittal checklist, Variance submittal checklist, and other informational handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction, building and sign permits would be required. 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. See the Public Information Sign handout on the City’s website for more information and specifications. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 require the applicant to conduct a neighborhood meeting. Due to Covid-19, meetings are held via web-based conference sponsored by the applicant. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The meeting notice shall provide a phone-in option for the meeting and a Frequently Asked Questions sheet for proposed development. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. 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. Fees for next year have not yet been issued, but expect the fees to be higher in 2021. 1. A Fire Impact Fee assessed at $964.53 per new multifamily dwelling unit and $0.26 per square foot for office. 18 Sunset Gardens Preapplication Meeting November 5, 2020 2. A Transportation Impact Fee assessed at $4,836.31 per new multifamily dwelling unit and $10.50 per square foot for office. 3. A Renton School District Impact Fee assessed at $3,582.00 per new multifamily dwelling unit. 4. A Parks Impact Fee assessed at $2676.89 per new multifamily dwelling unit. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to submit prescreen materials and subsequent land use application. 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