HomeMy WebLinkAboutPRE19-000024 Kennydale Gateway Meeting SummaryPREAPPLICATION MEETING FOR
Kennydale Gateway
4350 Lake Washington Blvd N
PRE 19-000024
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 28, 2019
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE:February 28, 2019
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Kennydale Gateway
1. The preliminary fire flow is 3,500 gpm. A minimum of four fire hydrants are
required. One within 150-feet and three within 300-feet of each building. One
hydrant is required within 50-feet of the fire department connection on each
building. Project shall also meet the maximum hydrant spacing of 300-feet on
center around each building. Existing hydrants may be counted towards the
requirements as long as they meet current codes and distance requirements,
including 5-inch storz fittings. Fire flows that exceed 2,500 gpm require that a
looped fire main is required around each building.
2. Fire impact fees are applicable at the rate of $964.53 per multi-family unit,
$0.26 per square foot of office space, $1.25 per square foot of retail space
and $5.92 per square foot of restaurant space. No fees are charged for
parking garages. These fees are paid at the time of building permit issuance.
Credit will be granted toward the existing buildings removed.
3. Approved fire sprinkler and fire alarm systems are required throughout each
building. Dry standpipes are required in all common use stairways. 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. All buildings require the installation of full
NFPA 13 fire sprinkler systems per city ordinance, including parking garages,
regardless if they are open sided or not.
4. Fire department apparatus access roadways are required within 150-feet of all
points on the building. Fire lane signage required for the onsite roadway.
Required turning radius are 25-feet inside and 45-feet outside. Roadways
shall be a minimum of 20-feet wide and provide a minimum vertical clearance
of 13.5-feet. Roadways as shown do not meet the minimum access
requirements. Some of the roadways shown do not meet these minimums.
5. Buildings that are equipped with an elevator, shall meet the size requirements
for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-
inch by 84-inch stretcher.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 28, 2019
TO:Clark Close, Senior Planner
FROM:Justin Johnson, Civil Engineer III, Plan Review
SUBJECT:Kennydale Gateway
4350 Lake Washington Blvd N
PRE19-000024
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)
3224059049. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER
The project is within the City of Renton’s water service area in the Kennydale 320-
hydraulic pressure zone.
The project site is located outside of an Aquifer Protection Area.
There is an existing 12-inch City water main located in Lake Washington Blvd N that can
deliver a maximum capacity of 3,700 gallons per minute (gpm) - (see Water Project Plan
No. WTR-2703531).
There is an existing 12-inch City water main located within an easement across the
property that can deliver a maximum capacity of 2,800 gallons per minute (gpm) - (see
Water Project No. WTR-2700400).
The static water pressure is approximately 125 psi at ground elevation of 30 feet
There is an existing water service 1-inch commercial water meter, Facility ID No. MTR-
007680, towards the northern end of the property.
There is a City-owned water service near the south east corner of the property that is 1
1/2-inch irrigation water meter, Facility ID No. MTR-017820.
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 3,500 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 1,600 feet of 12-inch diameter on-site water main looped
around the buildings. Per City Codes, a looped water main around the buildings is required
Kennydale Gateway– PRE19-000024
February 28, 2019
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when the fire flow demand exceeds 2,500 gpm. The new water main shall be connected
to the existing 12-inch water main in Lake Washington Blvd N and also to the existing 12-
inch water main near the southeast corner of the site. A 15-foot utility easement will be
required for the new water main, hydrants, and water meters within the property. A
conceptual water extension layout is attached.
2. Installation of a 12-inch water stub to the north property line of Lot 1. A future water
main extension within Lot 2 may be required depending on the fire flow demand for the
development.
3. Installation of a pressure-reducing-valve (PRV) behind the water meter because the
pressure is over 80 psi.
4. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
5. Installation of off-site and on-site fire hydrants, as required. The location and number of
hydrants will be determined by the Fire Authority based on the final fire flow demand and
final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system
fire department connection (FDC).
6. A separate domestic water meter is required for each commercial/mixed-used building
and for each residential building. All new mixed-use buildings shall have separate meters
for the multi-family portion and the commercial portion the building. A double check
valve assembly (DCVA) shall be installed downstream of the domestic water meter for the
residential portion of the buildings. A separate meter with a reduced-pressure backflow
prevention assembly (RPBA) is required for the commercial/retail portion of the buildings.
Meters 3” or larger, shall be installed inside an underground vault within the r/o/w or
within an easement on private properties. The RPBA shall be installed behind the meter
and inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA
may be installed inside the building subject to a location approved by the City. Meter
sizing shall be based on the Uniform Plumbing Code meter sizing criteria.
7. Installation of a backflow prevention assembly DCVA (double check valve assembly) on
private property behind the domestic water meter if the buildings are 3-story or more.
8. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing
calculations shall be provided to the City. Meters 3” or larger, shall be installed in a
concrete vault located outside of the building per COR Standard Plan 320.4. By-pass
piping, valves, and associated piping shall be purchased and installed by the developer /
contractor under City observation for meters 3” or larger.
9. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A
double check valve assembly (DCVA) is required behind the meter per COR Standard Plan
340.8.
10. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington.
11. 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.
12. Adequate horizontal and vertical separation 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.
Kennydale Gateway– PRE19-000024
February 28, 2019
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13. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is 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 a water system development charge (SDC) fee. The SDC
fee for water is based on the size of the new domestic water to serve the project. The
current water fees are listed below:
a. Single 1-inch meter service is $4,050.00 per meter
b. Service installation for each new service line is $3,335.00 per service connection,
including the 1” drop in meter.
c. Single 1 ½- inch meter service is $20,250 per meter.
d. Service installation for each new service line is $5,355.00 per service connection,
including the 1 1/2” drop in meter.
e. Single 2 – inch meter service is $32,400 per meter.
f. Service installation for each new service line is $5,685.00 per service connection,
including the 2” drop in meter.
16. Water meter larger than 2” the applicant must provide materials and installation of the
water meter. Additional SDC fees for larger meters can be found at Rentonwa.gov.
17. The applicant shall petition to the City Council to vacate the easement for the existing
water line within the property.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 12-inch wastewater main located on-site.
3. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the buildings for both sound transit Park and Ride
Parking Structure as well as the Mixed use Parcel.
4. OIL/Water shall be required for the parking garage structure.
5. A grease interceptor shall be required for the commercial buildings.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. The
current sewer fees are as described below
a. 1-inch meter install is $3,100.00 per meter.
b. 1 1/12 – inch meter install is $15,500.00 per meter.
c. 2 – inch meter install is $24,800.00 per meter.
7. Each building shall have a separate meter.
SURFACE WATER
1. There is an existing 24-inch stormwater stub connection located in Lake Washington Blvd
N that can be found at the north and east end of the site.
2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will
be required. Based on the City’s flow control map, the site falls within the Flow Control
Duration Standard area matching Existing Site Conditions and is within the Lower May
Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of
drainage review required in the RSWM.
Kennydale Gateway– PRE19-000024
February 28, 2019
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3. Any proposed detention and/or water quality vault shall be designed in accordance with
the RSWM 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.
4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. 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.
5. A Construction Stormwater Permit from Department of Ecology is required if clearing and
grading of the site disturbs more than one acre.
6. Enhanced Water Quality is required based on the proposed project.
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
(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. The project is located within ¼ miles of Lake Washington Blvd. The applicant may be
eligible for a direct discharge exemption as described in RSWDM.
9. Surface water system development fee is $0.72 per square foot of new impervious
surface, but not less than $1,800.00. This is payable prior to issuance of the construction
permit.
TRANSPORTATION
1. The proposed development fronts Lake Washington Blvd N along the North and West
property line(s). Lake Washington Blvd is classified as a Collector Arterial Road. Existing
right-of-way (ROW) width varies from approximately 60 feet to 150 feet. Per City code 4-
6-060, A 2 lane Collector Arterial Roadway requires a Right of Way width of 83 feet. The
half street improvements shall include a pavement width of 46 feet (23 feet from
centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting
strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant
will need to dedication will be subject to final survey.
2. However, the city’s transportation department has recently approved a new roadway
cross section with the development of the NE 44th St Interchange, currently being built by
WSDOT. From the center line of the roadway, north of the proposed Round-a-bout the
roadway section shall consist of two 11-foot travel lanes, a 5-foot bike lane, a 0.5-foot
curb, a 8-foot planter strip, a 12-foot sidewalk. From the centerline of the roadway south
of the proposed round about the cross section shall consist of an 11-foot travel way, 5-
foot bike path, 0.5 foot curb, 8 foot planter strip, and 12 foot sidewalk matching the
existing sidewalk the city has installed on the south west corner of the property.
Dedication of the frontage will be determined after final survey.
Kennydale Gateway– PRE19-000024
February 28, 2019
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3. The applicant will need to submit a street modification to match the recently approved
roadway section.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property
line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
c. The maximum width of commercial driveways is 30 feet wide.
5. Street lighting is required for this development is required.
6. Per RMC 4-6-060, Site access shall be a minimum of 125 feet from an intersection.
7. Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee are listed below:
a. Restaurant: sit-down, is $43.89 per square foot.
b. Condominium & Duplexes is $4,064.56 per dwelling.
c. Daycare is $70.39 per square foot.
d. The Park and Ride trips will need to be discussed on the project’s Traffic Impact
Analysis. Transportation impact fees will be based on the TIA and the current
edition of the ITE manual.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
K:\Preapps\2019\PRE19-000024_Kennydale Gateway\02.Review Comments
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 28, 2019
TO:Pre-Application File No. 19-000024
FROM:Clark H. Close, Senior Planner
SUBJECT:Kennydale Gateway – 4350 Lake Washington Blvd N (APN
3224059049 )
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, and City Council). Review
comments may also need to be revised based on site planning and other design changes required
by City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available online at
www.rentonwa.gov.
Project Proposal: The subject property is located in the Kennydale Community Planning Area at
4350 Lake Washington Blvd N. According to King County Department of Assessments, the subject
site is approximately 7.18 acres in area (312,776 square feet). The parcel is zoned
Commercial/Office/ Residential (COR) and is in the Urban Design Overlay District “C”. The
proposal is to develop the site into two lots/parts. The southern section of the site would be a
four-story “wrap” multi-family residential apartment development and the northern section of
the site is planned for Sound Transit (ST). ST has a voter approved package for the acquisition and
improvement of a 200-stall parking lot for bus rapid transit (BRT) along I-405 with a station
planned at the 44th St interchange. ST has identified the north portion of the site as a viable
candidate for locating their parking facility. The BRT is planned to be put in service concurrently
with the WSDOT project in 2024. Primary site access is proposed via the N 43rd St (proposed by
WSDOT as a roundabout), a second access to the project site could potentially remain at the north
end of the property via the existing drive connection, and a third fire emergency vehicle access is
proposed near the south property line.
The multi-family development would consist of a multi-story concrete cast-in-place or pre-cast
parking garage “wrapped” by wood frame apartment construction. The apartments would be
designed in studio, one-bedroom, and two-bedroom configurations. The building would be
configured to create an enclosed landscape courtyard using Type V-A construction and sprinkled
with an NFPA 13-R sprinkler system. The garage construction would have five levels of parking
(the 5th level being the roof of the garage) that would generally align with the four apartment floor
levels. In this way, most of the residents are able to park at their floor level and walk directly to
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their apartment. The residential portion of the building would also contain the leasing office, mail
facility, and resident amenity spaces such as a club room and meeting areas.
Two (2) development options are being proposed:
Option A – a 5-story horizontal mixed-use development with structured parking that would allow
for commercial uses in addition to the 200 spaces for ST Park & Ride in the north lot and
residential/commercial uses in the south lot. The development would include a dividing street
between the Park & Ride parking structure and the residential buildings.
Option B – a 5-story horizontal mixed-use development with structured parking on the south lot,
a dividing street and a ST Park & Ride surface parking on the north lot.
Current Use: The former pan abode site is currently developed with warehouse buildings used for
storage warehouse, equipment shed, office building, and garage storage. The site is also
temporarily used as a surface parking lot for Seattle Seahawks Training Camp. The existing
buildings would be demolished to accommodate the proposed project.
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “COR standards” herein). These standards are available on the City’s website at
https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402120B.htm
l#4-2-120B.
The property is also located within Urban Design District ‘C’, and therefore subject to additional
design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in
terms of landscaping, building design, signage, and street furniture.
Zoning: The property is located within the Commercial/Office/Residential (COR) Comprehensive
Plan land use designation and the Commercial Office Residential (COR) zone. The COR zone allows
a variety of uses, including but not limited to retail sales, eating and drinking establishments, day
care centers, general office, structured parking garage, and attached residential dwellings – flats.
Surface parking (commercial or public) is not a permitted use in the COR zone, as proposed in
Option B.
Density: The minimum residential density is 30 dwelling units per net acre (du/ac) and maximum
density is 50 du/ac. The same area used for commercial and office development may be used to
calculate residential density. Where commercial and/or office areas are utilized in the calculation
of density, the City may require restrictive covenants to ensure the maximum density is not
exceeded should the property be subdivided or in another manner made available for separate
lease or conveyance. The area of public and private streets and critical areas would be deducted
from the gross site area to determine the “net” site area prior to calculating density. Not enough
information was provided to determine net density for the subject site, therefore staff could not
determine compliance with density standards. Calculated based on gross density, Option A (6.48
acres) would result in approximately 46 dwelling units per gross acre (300 dwellings / 6.48 acres
= 46 dwelling units per gross acre) and Option B would result in approximately 53 dwelling units
per gross acre (300 dwellings / 5.65 acres = 53 dwelling units per gross acre). Based on gross
density, Option B would exceed the maximum permitted market rate density for the subject site.
A density bonus may be granted for developments that satisfy the criteria and standards of RMC
4-9-065, Density Bonus Review. One bonus market-rate dwelling unit may be granted for each
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affordable dwelling unit constructed on site, up to the maximum bonus density allowed. The
maximum density for affordable housing in the COR zone is 30% above maximum density or
density allowed via conditional use permit. At the time of formal application, for projects which
include a residential component, a density worksheet is required so that an accurate density
calculation is submitted.
Minimum Lot Size, Width and Depth – No minimums are specified for the COR zone.
Lot Coverage – 65 percent of the total area or 75 percent if parking is provided within the building
or within a parking garage. All parking is not proposed to be within a parking garage, therefore,
the proposed development would be required to meet the 65 percent lot coverage standard.
The pre-application did not provide exact calculations for building coverage, therefore staff could
not determine compliance with lot coverage standards. Site data submitted at the time of
application must indicate site coverage by buildings and by impervious area.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setbacks in the COR zone are determined at the time of site development plan
review. 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.
Per the Shoreline Master Program General Development Standards, all new or expanded
commercial development adjacent to residential use and public parks shall provide fifteen feet
(15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and
glare, and may address scale and aesthetic impacts. Fencing or landscape areas may be required
to provide a visual screen.
Building Height – The maximum building height in the COR zone is 10 stories and/or 125 feet.
Based on the provided information, it appears both Option A and B would comply with the
building height standards. In no case shall building height exceed the maximum allowed by the
Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation
Administration Airport Zones designated by RMC 4-3-020. Development activities within the
shoreline have a maximum building height of no more than thirty five feet (35') above average
finished grade level at more than 100 feet from the OHWM. Compliance with building height
requirements would be verified during the formal land use review process.
Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought-resistant
vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages,
with the exception of areas for required walkways and driveways.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A conceptual landscape plan must be provided with the formal land use
application as prepared by a registered Landscape Architect, a certified nurseryman or other
certified professional.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan,
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
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10% of significant trees, and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a).
When the required number of protected trees cannot be retained, replacement trees, with at
least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of
twelve (12) caliper inches of new trees to replace each protected tree removed. The
Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that an insufficient number of trees can be
retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers;
and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated
for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as
part of an approved enhancement project within a critical area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. Multi-family
development requires a minimum tree density of four (4) significant trees for every five thousand
(5,000) square feet. A formal tree retention worksheet would be required with the land use
application. An inventory, retention plan, and arborist report would be required with the
application if significant trees are to be removed.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening (see RMC 4-4-095).
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet requires a building
permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to
four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a
limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless
the total combined height of the retaining wall and the fence does not exceed the allowed height
of a standalone fence. New or existing fencing would need to comply with the fence requirements
of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences and retaining walls.
Parking – Parking, docking and loading areas for truck traffic shall be off-street and screened from
view of abutting public streets. The following parking spaces would be required based on land
use:
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Use
Square
Footage
of Use
Ratio Required
Spaces
Offices, general:TBD A minimum of 2.0 per 1,000 square feet
of net floor area and a maximum of 4.5
parking spaces per 1,000 square feet of
net floor area.
TBD
Day care centers, adult
day care (I and II):
4,000 SF A minimum and maximum of 1 for each
employee and 2 drop-off/pick-up spaces
within 100 feet of the main entrance for
every 25 clients of the program.
TBD
Attached dwellings 825 SF
(unit avg)
1 per dwelling unit is required. A
maximum of 1.75 per dwelling unit is
allowed.
± 300 to
± 525
Public Access Parking
(Shoreline Regulations)
See comments below under Shoreline.
The applicant will be required, at the time of formal land use application, to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site.
The parking analysis would be based on the square footage of uses proposed, and the total
number and type of attached dwelling units. It should be noted that the parking regulations
specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 19 feet,
compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact
surface parking spaces shall not account for more than 50 percent of the spaces in the surface
parking lots. If the proposal provides more or less parking than required by code, a request for a
parking modification would need to be applied for and granted. This detailed written request
should be submitted by the applicant along with or prior to the land use application process.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible
stalls based on the total number of spaces must be provided.
Bicycle Parking – The proposal also requires a minimum of one-half (0.5) bicycle parking spaces
per dwelling unit and ten percent (10%) of the number of required off-street vehicle parking
spaces for all other uses. Space shall meet the requirements of RMC 4-4-080.F.11.c which includes
secure extended use protection for the entire bicycle. Spaces within the dwelling units or on
balconies do not count toward the bicycle parking requirement. See RMC 4-4-080.F.11.b for
complete information regarding bicycle parking standards. Bicycle parking must be shown on the
land use application submittal materials.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4080.I. The conceptual
site plans shows three potential access points into the lots: a) roundabout at N 43rd St; b) retain
the existing north entry; and c) a fire access road near the south property line. The fire access
road is proposed to wrap around the multi-story residential building before tying into the internal
road that connects back to Lake Washington Blvd N at the roundabout.
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Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for
location, signage, screening, and setbacks for collection areas and specific requirements. The
requirements for multi-family residences is a minimum of one and one-half (1-1/2) square feet
per dwelling unit for recyclables deposit areas, except where the development is participating in
a City-sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A
total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit
areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units.
In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square
feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of
ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas. In office developments, a minimum of two (2)
square feet per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total
minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit
areas. In other nonresidential developments, a minimum of three (3) square feet per every one
thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross
floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas. See RMC 4-4-090 for
additional information and standards. Compliance with the refuse and recycling standards would
be required to be demonstrated in the land use application.
Based on a gross commercial building area of 8,000 square feet, a minimum of 100 square feet
would be needed for recycling and refuse deposit areas. Based on a multi-family development
of 300 units, a minimum of 450 square feet would be needed for recyclables area and a minimum
of 900 square feet would be needed for refuse deposit area. Additional refuse and recycling area
would be needed for any proposed office space or other proposed uses. Compliance with this
requirement would be verified at the time of formal land use application.
Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is required.
Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100.
The following bullets are a few of the standards outlined in the regulations.
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.
Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
along the sidewalk is minimally impeded.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
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All building façades shall include measures to reduce the apparent scale of the building
and add visual interest. Examples include modulation, articulation, defined entrances,
and display windows.
All buildings shall be articulated with one or more of the following: Defined entry features;
Bay windows and/or balconies; Roof line features; or other features as approved by the
Administrator.
On any façade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor façade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation).
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: The project site is within the Shoreline area of May Creek and would therefore be
subject the regulations within the City’s Shoreline Master Program. The site is also located within
an area of known wetlands, critical habitat, flood zone, regulated slopes, and high seismic hazard.
A geotechnical report shall be provided by a qualified professional. The study shall demonstrate
that the proposal will not increase the threat of the geological hazard to adjacent properties
beyond the pre-development conditions, the proposal will not adversely impact other critical
areas, and the development can be safely accommodated on the site. In addition, the study shall
assess soil conditions and detail construction measures to assure building stability.
Shoreline Jurisdiction:
May Creek is a regulated shoreline of the state and any development within 200 feet of the
Ordinary High Water Mark (OHWM) of the stream would be required to comply with the Shoreline
Master Program. As proposed, portions of the development currently fall within the 100-year
special flood hazard FEMA Zone AE.
Southern portions of the subject site are located in May Creek Reach B (MC-B) and in the Shoreline
High Intensity Overlay District. The location of this district includes the Commercial/Office/
Residential (COR) zoning designation generally north of May Creek (RMC 4-3-090.C.4.b). A stream
study would be required. The following additional standards shall apply to the proposed
development, due to the shoreline regulations.
Setbacks: Structures shall be setback from the Ordinary High Water Mark (OHWM) of May Creek
a minimum of 100 feet. Water-oriented and non-water-oriented uses may be established closer
to OHWM only in cases where the vegetation conservation buffer is varied.
Vegetation Conservation Buffer: 100 feet. New development shall develop and implement a
vegetation management plan that complies with the standards of RMC 4-3-090.F.1. Unless
otherwise provided, a vegetation management plan shall preserve, enhance or establish native
vegetation within the specified vegetation buffer.
Height limits: No buildings are permitted within 100 feet of the OHWM. Buildings more than 100
feet from OHWM are limited to a maximum building height of 35 feet. Additional height may
be allowed if essential to the function of a water-dependent use. Once outside the shoreline
jurisdiction, the maximum height permitted by the zone would apply.
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Coverage Standards: Up to five percent (5%) impervious surface is allowed in vegetation
conservation buffers/setbacks for access to the shoreline, or a pathway up to six feet (6') wide,
whichever is greater. In addition, for projects that provide public access and the opportunity for
substantial numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious
surface is allowed; provided, that no more than five percent (5%) impervious surface is allowed
closer than twenty five feet (25') from OHWM. 15% lot coverage is allowed for buildings more
than 100 feet from OHWM. Once outside the shoreline jurisdiction, the maximum lot coverage of
the zone would apply.
Public Access Development Standards: Public access shall be located adjacent to other public
areas, accesses, and connecting trails, connected to the nearest public street, and include
provisions for handicapped and physically impaired persons, where feasible. New multi-family
developments shall provide a significant public benefit such as providing public access and/or
ecological restoration along the water’s edge. For such proposed development, a community
access plan may be used to satisfy the public access requirement if the following written findings
are made by the Administrator of the Department of Community and Economic Development or
designee.
Parking Requirements: For private developments required to provide more than twenty (20)
parking spaces, public parking may be required in addition to the required parking for the
development at a ratio of one space per one thousand (1,000) square feet of public access area
up to three (3) spaces and at one space per five thousand (5,000) square feet of public access area
for more than three (3) spaces. Parking for public access shall include the parking spaces nearest
to the public access area and may include handicapped parking if the public access area is
handicapped accessible.
Planned Trails to Be Provided: Where public trails are indicated on the City’s transportation, park,
or other plans, construction of trails shall be provided within shoreline and non-shoreline areas
of a site.
Wetlands within shoreline jurisdiction shall be identified in accordance with the requirements of
RCW 36.70A.175 and 90.58.380. Wetlands have been identified near the project site; therefore,
a wetland assessment study shall be required. Furthermore, there is a potential for critical
habitat on or near the subject site, as such, a habitat assessment shall be provided.
Pending the outcome of the FEMA Study, a Flood Hazard Data and Biological Assessment
(meeting the requirements of the National Marine Fisheries Service (NMFS)) may be required to
be submitted with formal land use application pursuant to RMC 4-8-120.D. In addition, all
proposals shall be consistent with the need to minimize flood damage; shall have public utilities
and facilities such as sewer, gas, electrical, and water systems located and constructed to
minimize flood damage; shall have adequate drainage provided to reduce exposure to flood
damage; and shall show the flood hazard information and boundary on the submittal drawing
including the nature, location, dimensions, and elevations of the proposed development.
Furthermore, it appears the proposed development may fill portions of the flood plain as such
compensatory storage will be required for flood waters.
The seismic hazard is related to potential liquefaction of soils during an earthquake event. A
geotechnical analysis for the site is required. The analysis needs to assess soil conditions and
detail construction measures to assure building stability.
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Environmental Review: The proposal will exceed several thresholds and as a result the project
would require Environmental ‘SEPA’ Review. An environmental determination will be made by
the Renton Environmental Review Committee.
Master Plan Review: Master plan review is required for all development within the COR zone.
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.
Site Plan Approval: Site plan review is required for all development in the COR zone. The purpose
of the site plan review process is to analyze the detailed arrangement of project elements to
mitigate negative impacts where necessary to ensure project compatibility with the physical
characteristics of a site and with the surrounding area. Site plan review ensures quality
development consistent with City goals and policies. Site plan review analyzes elements including,
but not limited to, site layout, building orientation and design, pedestrian and vehicular
environment, landscaping, natural features of the site, screening and buffering, parking and
loading facilities, and illumination to ensure compatibility with potential future development.
An applicant may submit a master plan, site plan, combined master plan and site plan for the
entire site, or a master plan addressing the entire site with site plan(s) for one or more phases of
the planned site development. Decisional criteria are itemized in RMC 4-9-200.E. It is the
applicant’s responsibility to identify how the proposal meets the decisional criteria. A narrative
responding to these criteria shall be submitted with the land use application.
Permit Requirements: The proposed project would require Master Plan Review, Hearing
Examiner Site Plan Review, Environmental (SEPA) Review, and a Street Modification Request. All
land use permits would be processed within an estimated time frame of 12 weeks. The 2019
application fees would be as follows: $3,600 master plan + $3,600 hearing examiner site plan
review + $1,500 SEPA review. Any modification requests to code standards are $250 per
modification. A 5% technology fee would also be assessed at the time of land use application. All
fees are subject to change. Detailed information regarding the land use application submittal can
be found on the City’s new website by clicking “Land Use Applications” on the Community &
Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/
Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal
for all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
Public Notice: Public Information Signs are required for all 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 (see land use forms on City website). The
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applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
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. The public meeting shall be held
within Renton city limits, at a location no further than two (2) miles from the project site.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater
than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are
intended to supplement information provided by public information signs by allowing an
applicant to develop a personalized promotional message for the proposed development. The
sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information that
lends greater understanding of the project. See the attached Public Outreach sign handout for
more information and specifications. In addition to the required land use permits, separate
construction, building and sign permits would be required (if applicable).
Impact Mitigation Fees: In addition to the applicable building and construction fees, the following
impact fees would be required prior to the issuance of building permits.
A Fire Mitigation fee based on the rate established by the Renton Fire Authority would
be assessed based on the use. For example: The 2019 Fire Impact Fee for a new multi-
family dwelling unit is assessed at $964.53, restaurant/lounge space is assessed at $5.92
per square foot, and leisure space activities is assessed $2.36 per square foot.
A Transportation Mitigation Fee based on the fee established in the ITE manual would be
required. The 2019 Transportation Impact Fee is $4,836.31 for a new apartment unit,
$43.89 per square foot per sit-down restaurant space and $70.39 per square foot for a
daycare.
Renton School District Impact Fee currently assessed at $2,455.00 per new multi-family
unit.
Parks Impact Fee is currently assessed at $2,676.89 per new multi-family dwelling unit (5
or more units).
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
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counter prior to submitting the complete application package. Please contact Clark Close, Senior
Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration and Extensions: Once Master Site Plan application has been approved, the appropriate
expiration date for the master plan is up to five (5) years. Such approval shall include clearly
defined phases and specific time limits for each phase and a determination of eligibility for any
extensions of the time limits. It is the responsibility of the owner to monitor the expiration date.
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LEASING /AMENITYINTERIORCOURTYARDPARKING STRUCTURE5 STORIESWSDOT PROPOSEDROUNDABOUTVENTILATION COURTYARD PROPOSED LOT LINELOT 1LOT 2PARK & RIDEPARKING STRUCTUREFIRELANEEXISTING CURBCUT AND DRIVECONNECTIONEXISTING ENTRYDRIVECONNECTIONFIRELANELOADING / TRASHSTAGINGRESIDENTIAL BUILDING5 STORIESEXTERIORCOURTYARDEXTERIORCOURTYARDEXTERIORCOURTYARDEXISTINGDETENTION AREAEXISTINGSIDEWALKGARAGEENTRYMAY CREEK TRAILMAY CREEK TRAILN 43RD ST.N
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.SEAHAWKS WAYACCESS RAMP TOHIGHWAYPLAYGROUNDDAYCARE4,000 S.F.FLEX4,000 S.F.PROPOSEDFIRELANECONNECTIONGARAGE ENTRYTO SECOND LEVELGARAGE ENTRYTO FIRST LEVELPermit Set Issue:Drawing No.Project ID18175HENSLEY LAMKIN RACHEL, INC.DALLAS ● HOUSTON ● SEATTLEWWW.HLRINC.NETPH:972.726.9400Construction Set Issue:Pre-Application Issue:02.11.19XX.XX.XXXX.XX.XXPROJECT MGR:DRAWN BY:CHECKED BY:REVISIONSDOCUMENTS AS INSTRUMENTS OF SERVICEARE GIVEN IN CONFIDENCE AND REMAIN THEPROPERTY OF HENSLEY LAMKIN RACHEL, INC.THIS DOCUMENT AND THE INFORMATIONCONTAINED HEREIN MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUT WRITTENCONSENT OF HENSLEY LAMKIN RACHEL, INC.C 2019 HENSLEY LAMKIN RACHEL, INC.Project Title:KENNYDALEGATEWAYRENTONWASHINGTONVULCANDeveloper:SCALE:011" = 40'-0"SITE PLAN - OPTION ANVICINITY MAPSITE DATASITE LOCATION4350 LAKE WASHINGTON BLVDRENTON, WAZONINGCOMMERCIAL ZONING - CORSITE SUMMARY LOT 1SITE AREA:PROPOSED USE:LOT COVERAGE:SETBACKS:TOTAL UNITS:UNIT AVERAGE:PROPOSED DENSITY:COMMERCIAL BUILDING AREA:PARKING PROVIDED:PARKING STRUCTUREPARALLEL SPACESREGULAR HEAD IN SPACESTOTAL PROVIDED:RESIDENTIAL PARKING RATIO:6.48 ACRES / 282,276 S.F.RESIDENTIAL MULTI-FAMILY42%DETERMINED THROUGHSITE PLAN REVIEW+/- 300 UNITS825 S.F.46.29 UNITS/ACRE8,000 S.F.450 SPACES24 SPACES12 SPACES486 SPACES1.5 SPACES PER UNITSITE SUMMARY LOT 2SITE AREA:PROPOSED USE:LOT COVERAGE:SETBACKS:PARKING PROVIDED (SHARED):SHARED PARKING STRUCTURE1.27 ACRES / 55,656 S.F.COMMERCIAL56%DETERMINED THROUGHSITE PLAN REVIEW200 SPACESA1SITE PLAN - OPTION A
LEASING /AMENITYINTERIORCOURTYARDPARKING STRUCTURE5 STORIESSHARED ENTRY DRIVEWSDOT PROPOSEDROUNDABOUTVENTILATION COURTYARD PROPOSED LOT LINELOT 1LOT 2PARK & RIDESURFACE LOTFIRELANEEXISTING CURBCUT AND DRIVECONNECTIONEXISTING ENTRYDRIVECONNECTIONFIRELANELOADING / TRASHSTAGINGRESIDENTIAL BUILDING5 STORIESEXTERIORCOURTYARDEXTERIORCOURTYARDEXTERIORCOURTYARDEXISTINGDETENTION AREAEXISTINGSIDEWALKGARAGEENTRYMAY CREEK TRAILMAY CREEK TRAILN 43RD ST.N
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.SEAHAWKS WAYACCESS RAMP TOHIGHWAYCOMPACT SPACESCOMPACT SPACESCOMPACT SPACESPROPOSEDFIRELANECONNECTIONPermit Set Issue:Drawing No.Project ID18175HENSLEY LAMKIN RACHEL, INC.DALLAS ● HOUSTON ● SEATTLEWWW.HLRINC.NETPH:972.726.9400Construction Set Issue:Pre-Application Issue:02.11.19XX.XX.XXXX.XX.XXPROJECT MGR:DRAWN BY:CHECKED BY:REVISIONSDOCUMENTS AS INSTRUMENTS OF SERVICEARE GIVEN IN CONFIDENCE AND REMAIN THEPROPERTY OF HENSLEY LAMKIN RACHEL, INC.THIS DOCUMENT AND THE INFORMATIONCONTAINED HEREIN MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUT WRITTENCONSENT OF HENSLEY LAMKIN RACHEL, INC.C 2019 HENSLEY LAMKIN RACHEL, INC.Project Title:KENNYDALEGATEWAYRENTONWASHINGTONVULCANDeveloper:SCALE:011" = 40'-0"SITE PLAN - OPTION BNVICINITY MAPSITE DATASITE LOCATION4350 LAKE WASHINGTON BLVDRENTON, WAZONINGCOMMERCIAL ZONING - CORSITE SUMMARY LOT 1SITE AREA:PROPOSED USE:LOT COVERAGE:SETBACKS:TOTAL UNITS:UNIT AVERAGE:PROPOSED DENSITY:PARKING PROVIDED:PARKING STRUCTUREPARALLEL SPACESTOTAL PROVIDED:PARKING RATIO:5.65 ACRES / 246,021 S.F.RESIDENTIAL MULTI-FAMILY45%DETERMINED THROUGHSITE PLAN REVIEW+/- 300 UNITS825 S.F.53.09 UNITS/ACRE450 SPACES14 SPACES464 SPACES1.54 SPACES PER UNITSITE SUMMARY LOT 2SITE AREA:PROPOSED USE:LOT COVERAGE:SETBACKS:PARKING PROVIDED (SHARED):REGULAR HEAD IN SPACESCOMPACT HEAD IN SPACESTOTAL PROVIDED:2.11 ACRES / 91,911 S.F.COMMERCIAL0%DETERMINED THROUGHSITE PLAN REVIEW126 SPACES74 SPACES200 SPACESA2SITE PLAN - OPTION B
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BUSONLYBUSONLYLivingT
c:\users\livingt\pw_wsdot\d0194206\Renton-St Modification_exhibits.dgnPLOTTED BY:
DATE:8/13/2018 TIME:1:14:25 PM
Washington State
Department of Transportation
LINE 2:
LINE 1:
8
'11
'4
'4
'11
'8
'14.5'14.5'
1
4.5'
12'
11'
11'
12'10'
10'10'14'11'11'14'10'14.5'14.5'
14.5'14.5'
4'
11'13'
4
'1
1'
8
'10'
11'11'11'11'11'11'
10'
1
4.5'
NOT FOR CONSTRUCTION
CONCEPTUAL DESIGN
NB I-405
SB I-405 ON RAMP
SB I-405 SB I-405 OFF RAMPEASTSI
DE RAI
L CORRI
DORSEAHAWKS WAYNE 44T
H STLAKE
W
ASHI
NGTON BLVD NSCALE IN FEET
0 50 100
EXHIBIT A2
RENTON REQUEST FOR ADMINISTRATIVE STREET MODIFICATION
WSDOT ROW LIMITS
WSDOT LIMITED ACCESS 5' BIKE8' PLANTER12' SIDEWALK
IMPROVEMENTS BY OTHERS
FUTURE N 43RD INTERSECTION N 43RD STEASTSI
DE RAI
L CORRI
DOR12' SIDE
WALK8' PLANTERWITH NO ADJ
ACENT PLANTER PLANTERLI
MI
TS OF I
NTERI
M
1
2' WI
DE SI
DEWALK5' BI
KE12' SI
DEWALK5' BI
KER
O
W LI
MITS
CIT
Y
OF RE
NT
O
N
R
O
W LI
MITSWS
D
OT
5690
5700
5695
7690
7685
7695