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HomeMy WebLinkAboutStaffComments_PRE22-000003 PREAPPLICATION MEETING 535 Garden Ave. North Renton Mixed use 535 Garden Ave N PRE22-000003 CITY OF RENTON Department of Community & Economic Development January 20, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@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 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). M E M O R A N D U M DATE: January 10, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Garden Avenue Mixed Use 1. The fire flow requirement is 3,500 gpm. Four fire hydrants are required. One within 150-feet and three within 300-feet of the proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code. Fire hydrants shall meet maximum spacing requirements of 300-feet on center. A looped water main is required for all fire flows over 2,500 gpm. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family units, retail is $1.25 per square foot and $0.26 per square foot of office space. No fee for parking garage areas. This fee is paid at time of building permit issuance. Credit is due for the area of existing building removed. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Building site plan as submitted does not meet this requirement for either building. Fire lane signage required for any on site roadways. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Fire lane signage required per code. 5. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 13, 2022 TO: Andrew Van Gordon, Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: 535 Garden Ave N Mixed Use Building 535 Garden Ave N PRE22-000003 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) 7223000115 and 7564600055. 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 196 Pressure Zone. 2. The static water pressure is approximately 72 psi at ground elevation of 30 feet. 3. There is an existing dead end 12-inch water main (196 pressure zone) located in N 6th St that can deliver a maximum flow capacity of 2,800 GPM (see water project No. W-1920 for record drawings). 4. There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that can deliver a maximum flow capacity of 7,000 GPM (see water project No. W-1920 for record drawings). 5. There is an existing dead end 8-inch water main (196 pressure zone) within an easement on the south side of parcel 7564600055 that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-057201). 6. There is an existing 8-inch water main (196 pressure zone) within an easement on the northeast side of parcel 7564600055 that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W- 192006). 7. There is an existing 12-inch water main located in Garden Ave N that can deliver a maximum flow capacity of 4,800 GPM (see water project No. W-1111 for record drawings). This water main is in the Kennydale 308 pressure zone. The static pressure is approximately 119 psi at ground elevation of 30 feet. This water main does not provide additional supply water to the above described 196-zone water mains since there are no pressure-reducing-valves connecting the 2 different pressure-zones at the above locations. 8. There are multiple existing fire hydrants within 300 feet of the property. 9. Parcel 7223000115 is not currently served with water. 10. Parcel 7564600055 contains an existing 2-inch irrigation water service, an existing 8-inch fire water service with an 8-inch DDCVA and an existing 4-inch domestic water serving the 535 Garden Ave N building. An 8-inch fire water service with an 8-inch DDCVA serves the parking garage. A 6-inch fire water service and a 2-inch domestic water service serve the 500 Park Ave N. • There are existing backflow prevention assemblies on some of the above listed meters and fire sprinkler supply lines and there are no City records for the test reports on these assemblies. 11. 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, including the use of a fire sprinkler system, is 3,500 GPM. Per City code a looped water main is required around the building when the fire flow demand exceeds 2,500 gpm. 12. Based on the information provided with the pre-application submittal documents, 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 the items that follow. • Additional water main improvements may be required to provide a looped water around the existing buildings and around the proposed buildings on both parcels. The limit of the water main extension will be determined based on the final site plan and on the determination of fire flow demand from RRFA, along with the placement of fire hydrants, fire sprinkler supply lines and fire department’s connections to the buildings. New pressure- reducing valves (PRV’s) may be required to connect the water main from the 308-zone to the 196-zone. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • The existing water main must be protected during the demolition of the existing building and construction of the new development. • Installation of a separate water service and meter for the residential portion of each new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA may be located inside the building if the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of a separate water meter for the commercial portion of each new building. 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 pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to each building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA 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). 13. 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 Water Design Standards and Details as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 14. A conceptual utility plan will be required as part of the land use application for the subject development. 15. 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 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch meter, $36,000 per 2-inch meter and $72,000 per 3-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. • Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2- inch meter. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 24-inch gravity wastewater main located in N 6th St (see record drawing S-020504). 3. There is an existing 8-inch gravity wastewater main located in N 5th St conveying north through parcel 7564600055 between the western building and parking garage before turning west into Park Ave N where it continues north before it connects into the 24-inch main in N 6th St (see project file S-046702 for record drawings). 4. There is an existing 21-inch gravity wastewater main located in Garden Ave N (see record drawing S- 016803). 5. There is an existing 8-inch gravity wastewater main located in the ROW adjacent to western property line of parcel 7223000115 (see record drawing S-018401). 6. There is an existing 8-inch gravity wastewater main located in Garden Ave N (see record drawing S- 235701). 7. Parcel 7223000115 is not currently serviced with sewer. 8. There is an existing 6-inch side sewer serving the northern building from N 6th St (see side sewer card). 9. There is an existing 6-inch side sewer serving the western building from the on-site main (see side sewer card). 10. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 11. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub- terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. It is not evident that the existing parking garage connects to sewer. 12. A grease interceptor is required if there is a commercial kitchen. 13. A conceptual utility plan will be required as part of the land use application for the subject development. 14. 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. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch meter, $28,000 per 2-inch meter, and $56,000 per 3-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • A credit will be applied for the existing services. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRento n Surface Water 1. There is an existing 24-inch stormwater main on the east side of Garden Ave N (see record drawing R- 194106). 2. There is an existing 24-inch stormwater main in N 6th St (see record drawing R-4002208) 3. There is an existing 12-inch stormwater main in Park Ave N (see record drawing R-192001). 4. There is an existing 24-inch stormwater main in N 5th St (see record drawing R-345927). 5. There are two, private, on site conveyance systems discharging to the west and south of parcel 7564600055 (see record project TED4001920). 6. There are no mapped on site conveyance systems on parcel 7223000115. 7. Critical areas that may effect surface water: aquifer protection area zone 2 8. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Lower Cedar River drainage basin. 9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 10. 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. 11. 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. 12. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. 13. Erosion control measures to meet the City requirements shall be provided. 14. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 15. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Garden Ave N to the west, N 8th St to the south and private property on all other sides. • Garden Ave N is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 15.5 feet will be required pending final survey. • N 6th St is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 15.5 feet will be required pending final survey. Refer to City code 4-4-080 regarding driveway regulations. • N 5th St is classified as a Commercial-Mixed Use & Industrial Access street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Commercial-Mixed Use & Industrial Access streets with 3 lanes a minimum ROW width of 80 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 47 foot paved road (23.5 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 6 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 10 feet will be required pending final survey. • Park Ave N is classified as a Principal Arterial street with an existing right-of-way (ROW) width that varies from 60 to 68 feet with 30 to 38 feet of ROW along the property side of the ROW centerline. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required and for 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (for 4 lanes) or a minimum 66 foot paved road (for 5 lanes), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Pending final survey, dedication of approximately 15.5 feet along that portion of the frontage with 4 lanes and dedication of approximately 13.5 feet along that portion of the frontage with 5 lanes will be required. • Along the western border of parcel 7223000115 is an unimproved alley with a ROW width of 16 feet. To meet the City’s complete street standards for Alley’s a minimum ROW width of 16 feet is required. Per RMC 4-6-060 the paved roadway width for a commercial alley is 16 feet. • Refer to City code 4-4-080 regarding driveway regulations. i. A minimum separation of 5 feet is required between driveway and the property line. ii. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. iii. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. iv. There shall be no more than one driveway for each 165-feet of street frontage. 2. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 3. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. 4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2022 transportation impact fee for apartments is $6,717.10 per dwelling. • Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. • The property contains an existing retail store and will receive credit for the demolition. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2022 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 AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 20, 2022 TO: Pre-Application File No. 22-000003 FROM: Andrew Van Gordon, Associate Planner SUBJECT: 535 Garden Ave. North Renton Mixed use – 535 Garden Ave N (Parcel numbers 756400055 & 7223000115) 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 project encompasses two adjacent parcels totaling approximately 6.93 acres; parcel 756400055 is approximately 4.75 acres with parcel 7223000115 being approximately 2.18 acres. On parcel 7223000115 the project proposes a seven story mixed use building containing 15,714 square feet of commercial space with 4,879 square feet of ground floor retail and a 11,625 square foot restaurant, 473 structured parking spaces on the ground floor through third floor, with 278 residential dwelling units (and associated amenities) on the third through seventh floor. On parcel 7564000555 the project proposes to remove the existing office building at 500 Park Ave N and redevelop the southeastern portion of the property with a seven story mixed use building containing 20,188 square feet of commercial space on the ground and second floor with 160 dwelling units (and associated amenities) on the third through seventh floor. Associated parking would be provided through an existing parking garage. The office building along the N 6th frontage would remain. Current Use: Parcel 7223000115 is improved with a surface parking lot with 264 stalls. Parcel 756400055 is improved with a three story 60,258 square foot office building, a seven story 273,969 square foot office building, nineteen surface parking stalls and a five-story parking garage with 948 stalls. The two buildings are connected by open sky bridges which connect to the top level of the parking garage. Zoning/Density Requirements: The subject property is located within the Urban Center – 2 (UC- 2) zoning classification in Urban Design District C in the City Center Community Planning Area. The UC-2 zone is established to provide a similar built environment as UC-1 and also supports the 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 2 of 10 January 20, 2022 residential and employment goals of Renton’s Urban Center, but to a lesser degree than UC-1 due to different characteristics of the geography which limit the scale of commercial enterprises. The overall mix and intensity of uses is intended to create an urban rather than suburban character. The residential units would fall under the Attached Dwellings – Flats use type. The commercial retail would fall under the Retail Sales use type. The restaurant would fall under Eating and Drinking Establishments. All are permitted uses with the following relevant restrictions: • Commercial uses in residential mixed-use developments are limited to retail sales, on- site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. • All development shall be architecturally and functionally integrated into the overall mixed-use development. Buildings shall be mixed-use except for retail buildings with more than 75,000 square feet, structured parking, or structures smaller than 5,000 square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North. In the UC zones, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground floor commercial uses. Where required, commercial space shall be provided on the ground floor at 30 feet in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process provided no portion of the depth is reduced to less than 20 feet. All commercial space on the ground floor shall have a minimum floor-to-ceiling height of 15 feet. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park Avenue. Within the UC-2 zone the minimum net residential density is 85 dwelling units per net acre with a maximum of 150 dwelling units. Net density is a calculation of the number of housing units that would be allowed on a property after critical areas (such as wetlands and protected slopes), and public rights-of-way are subtracted from the gross area. All three uses are permitted within the UC-2 zone, however attached dwelling units must be part of a mixed use project as new standalone residential is not permitted Residential density calculations are based on net density which is the number of housing units and/or lots that would be allowed on a property after critical areas, public rights-of-way, and legally recorded private access easements are subtracted from the gross area. The net developable area is not provided; areas of dedication do not count towards the net developable area. Based on a gross area calculation, the minimum number of dwelling units on parcel 7223000115 would be 185 units (2.18 acres x 85 du) with a maximum of 327 units (2.18 acres x 150 du). Based on the gross area the minimum number of dwelling units on parcel 756400055 would be 404 (4.75 acres x 85 du) units with a maximum of 713 units (4.75 x 150 du). It appears the number of dwelling units on parcel 756400055 would not meet minimum requirements. A potential subdivision appears to be proposed based on the site plan (i.e. “Assumed P.L.”) but is not called out in the narrative. With a gross acreage of 1.30 as identified on the program data sheet submitted with the 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 3 of 10 January 20, 2022 preapplication materials, the minimum number of dwelling units is 111 (1.30 acres x 85 du) and the maximum is 195 (1.30 acres x 150 du). Density requirements are not eligible for a variance. 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 “UC-2 standards” herein). Minimum Lot Size, Width and Depth – Non-residential plats require a minimum lot size of 25 acres but can be amended through the Master Plan and Site Plan Review process in RMC 4-9-200. There is no minimum lot width/depth for non-residential plats. If the project includes a subdivision it will need to go through the Master Plan and Site Plan Review process. Building Standards – The UC-2 standards permit a maximum lot coverage for buildings to be 90% of the total area or 100% if parking is provided within the building or within a parking garage. The allowed height is 10 stories along primary and secondary arterials, and six stories along residential/minor collectors. Park Ave N, N 6th St., and Garden Ave N are designated arterials. New projects would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of land use application. Airport Related Height and Use Restrictions – The site is located in the airport influence area Zone 6 Traffic Pattern Zone. No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall require the maximum elevation of proposed buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. Based on COR maps topography and airport height restriction overlays, the approximate airport height limitation is 150-feet Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the UC-2 zone are: Minimum front yard and secondary front yard: 15 feet; Maximum front yard and secondary front yard: 20 feet; Minimum Side yard: none; Minimum Rear yard: none. In no case shall a structure over 42 inches in height intrude into the 20-foot clear vision area defined in RMC 4-11-030. Buildings appear to meet setbacks on the submitted site plan, however any needed frontage dedication may require further setback. Compliance with required setbacks for the new buildings would be verified at the time of Land useapplication. Access/Parking: Access to parcel 7223000115 is proposed via Garden Avenue N and N 6th St. Access to parcel 7564600055 is proposed via the existing access into the existing parking structure and surface parking lot. All residential parking shall be structured parking. Parking for all uses shall be located consistent with RMC 4-3-100, Urban Design Regulations. Site Planning must 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 4 of 10 January 20, 2022 demonstrate feasible future location of structured parking to accommodate infill development. Connection to abutting UC lots for site-to-site vehicle access is required. Access may comprise the aisle between rows of parking stalls. Structured parking stalls shall be a minimum of 15’ x 8’4”. Compact stalls shall be a minimum of 12’ x 7.5’ and shall not comprise more than 50% of stalls. When a proposal includes mixed use occupancies the total requirements for off-street parking facilities shall be the sum of the requirements for the several uses computes separately. Attached dwellings is a minimum of one per dwelling unit and a maximum of 1.75 per dwelling unit. Retail sales is a minimum of 2.5 per 1,000 square feet of net floor area with a maximum of 5 per 1,000 square feet of net floor area if shared and/or structured parking is provided. Eating and drinking establishments is a minimum and maximum of 10 per 1,000 square feet of dining area. Offices, general is a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 per 1,000 square of net floor area. Parking shall meet the requirements of RMC 4-4-080, Parking, Loading and Driveway Regulations. Bicycle Parking – Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Attached dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further general parking and specific bicycle parking requirements. Bicycle parking must be shown on the land use application submittal materials. Loading Space Required: Adequate permanent off-street loading space shall be provided if the activities require deliveries to it or shipments from it. Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off-site or on-street maneuvering of vehicles. Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door. As proposed, it does not appear that new stalls are meeting stall size requirements. For parcel 7223000115 the minimum required stalls for residential would be 278 with a maximum of 487. The retails sales require a minimum of 13 stalls and a maximum of 24 stalls. It is unknown how much dining area will be provided in the restaurant. It is unknown if 473 spaces are meeting requirements. For parcel 7564600055, the minimum required stalls for residential would be 160 stalls and a maximum of 280. The minimum required for retail sales would be 50 stalls with a maximum of 101. The minimum required for Offices, general is 436 stalls with a maximum of 982. Parcel 75646000555 is meeting minimum parking requirements. Entries to parking garages shall be located away from the primary street to either the side or rear of the building. Planning would support the proposed entrance on Garden Ave N as there is an existing entrance in that general location but would not support an entrance from N 6th Ave as the property abuts an 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 5 of 10 January 20, 2022 unimproved alley. Planning would support improving and utilizing the alley with an entrance to the parking garage. Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effective at the time of complete application. All new structures within Urban Design District C are required to meet applicable requirements. Below are some, but not all applicable design standards. Please refer to the design regulations in their entirety prior to preparing the application package. The provided documents identify applicable design requirements which include the following: • RMC 4-3-100 E.1 Site Design and Building Location o Building Location and Orientation o Building Entries o Transition to Surrounding Development o Service Element Location and Design • RMC 4-3-100 E.2 Parking and Vehicular Access o Structured Parking Garages o Vehicular Access • RMC4-3-100 E.3 Pedestrian Environment o Pedestrian Circulation o Pedestrian Amenities • RMC4-3-100 E.4 Recreation Areas and Common Open Space o Recreation Areas and Common Open Space • RMC4-3-100 E.5 Building Architectural Design o Building Character and Massing o Ground Level Details o Building Roof Lines o Building Materials • RMC4-3-100 Lighting o Lighting The following are missing from the applicant provided list: RMC 4-30-100 E.2 Structured Parking Garages: A 16-foot wide alley (public right-of-way) runs along the entire western property line of parcel 7223000115. Entries to parking garages shall be located away from the primary street to either the side or rear of the building. Planning would support the proposed entrance on Garden Ave N as there is an existing entrance in that general location but would not support an entrance from N 6th Ave as the property abuts an unimproved alley. Planning would support improving and utilizing the alley with an entrance to the parking garage. RMC 4-3-100 E.4 Recreation Areas and Open Space: A public plaza is required at the corner of Park Avenue N and N 5th St. Landscaping: With the exception of 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 except for walkways, plazas, and driveways. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Minimum 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 6 of 10 January 20, 2022 planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover is to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Parking areas shall meet the minimum requirements for perimeter and interior parking lot landscaping. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070 Landscaping. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Significant Tree Retention: Staff review of aerial image of the site identifies mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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. 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. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. 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 twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. Trees located within public rights-of-way and shared driveways do not count towards tree retention standards. A formal tree retention plan 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 7 of 10 January 20, 2022 prepared by an arborist or landscape architect would be reviewed at the time of Land Use Application review. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard shall not exceed 48” in height within 15’ of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated wth black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15’ of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the site shall be brough into conformance. Electric fences may be permitted by special administrative fence permit. Height shall be determined by regulations in RMC 4-4-040. Refuse and Recyclables: All new developments for multi-family residences and commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection of refuse and recyclable in compliance with RMC 4-4-090 Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. It does not appear that refuse and recyclable areas being provided for the building on parcel 7564600055. Full compliance will be determined at time of Land Use Application. Residential Mixed-Use Development Standards: Attached dwellings units in the UC-2 zone must be a mixed use project and comply with the Residential Mixed Use Development Standards. Please refer to RMC 4-4-150 in its entirety prior to preparing your application package. • Design: For vertically mixed-use buildings, the façade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary facade. The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is generally proportional to the increased depth of commercial space. • Commercial Area Requirement: A vertically mixed-use building with ground floor commercial is required in in the UC-2 zone. Where dwelling units are proposed, the development must provide a minimum of 20% of gross commercial square footage equivalent to a percentage of the gross ground floor area of all buildings on site containing residential dwelling units. • Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary façade of the building in conformance with the following standards: a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 8 of 10 January 20, 2022 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. Critical Areas: According to COR Maps the parcels are within Zone X – 500 year flood area. Parcel 7564600055 has regulated slopes (between 15% and 25% plus between 25% and 40%). Both parcels are within High Seismic Hazard Severity area. Both parcels are also within Zone 2 Downtown Wellhead Protection Area. A geotechnical report will be required addressing seismic issues. 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. Subdivision Requirements: Any proposed subdivision shall meet the requirements of RMC 4-7, Subdivision Regulations. It is not clear if a subdivision is proposed. The site plans appear to show a subdivision or lot line adjustment for parcel 7564600055 but is not spoken to in the project narrative. Environmental Review: Ten or more multifamily residential dwelling units are proposed, more than 4,000 square feet of gross floor area for commercial use and more than 90 park spaces are proposed, therefore Environmental Review pursuant to the State Environmental Policy Act (SEPA) is required. An environmental checklist is a submittal requirement. An environmental determination would be made by the Renton Environmental Review Committee. Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. The master plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master plan review allows for consideration and mitigation of cumulative impacts from large- scale development and allows for coordination with City capital improvement planning. Master plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. Master plan review is required for all phased development projects. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, and Environmental Review. The 2022 fees would total $5,670.00 ($3,800 Hearing Examiner Site Plan Review+ $1,600 SEPA + $270.00 Technology Fee (5%) = $5,670.00). If phasing is proposed rather than a Hearing Examiner Site Plan Review it would be a Hearing Examiner Master Plan review, but the fee would be the same. If a subdivision is proposed the fee for a Preliminary Short Plat is $5,680.50 ($5,410.00 Preliminary Short Plat + $270.50 Technology Fee = $5,6080.50). The fee for a Final Short Plat is $2,840.25 ($2,705.00 Final Short Plat + $135.25 Technology Fee = $2,840.25). A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Site Plan Review Submittal Requirements, and Environmental Review Submittal Requirements checklists. Other informational applications and handouts can be found on the City’s Digital Records Library. The 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 9 of 10 January 20, 2022 City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Notice Requirements: Public Information Signs are required for all Type II and Type III Land Use Permits 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000.00) are required to have a neighborhood meeting. Meeting requirements are found in RMC 4-8-090 A. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications. 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • Renton School District Impact Fee assessed at$4,737.00 per new multi-family dwelling unit. (+5% administrative fee) • A Transportation Impact fee assessed at$6,717.00 per new multi-family dwelling unit. • A Transportation Impact fee assessed at $60.95 per square foot for a sit-down restaurant. • A Park Impact fee based assessed at $1,977.62 per new multi-family unit: 5 or more units. • A Fire Impact fee based assessed at $964.53 per new multi-family dwelling unit. • A Fire Impact fee based assessed at $1.25 per square foot of Retail Space. • A Fire Impact fee assessed at $5.92 per square foot of Restaurant space. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. 535 Garden Ave North Renton Mixed Use, PRE22-000003 Page 10 of 10 January 20, 2022 Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the permit shall be implemented within two years unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. The Hearing Examiner may grant one extension of time for a maximum of one year for good cause shown; the burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date.