HomeMy WebLinkAboutPRE20-000092_300 S 3rd St Narrativemas | architecture, llc
2562 Dexter Avenue N. | Seattle WA 98109 | 206.432.9121
April 14, 2020
Re: 300 S 3rd St Project Narrative
To Whom It May Concern,
In addition to the feasibility package submitted please see the following narrative providing detailed
project description, approximate areas and general questions to be addressed.
Project Description:
The proposed project is a 6-story mixed use building with two floors of below grade parking. Two
levels of below grade parking for 97 vehicles are proposed, 13,795 SF of commercial/retail at the main
level and 95 dwelling units on floors 2 to 4. Total project area is +/-157,000 SF.
Demolition:
The project will require demolition of an existing religious institution addressed as 300 S 3rd St as well
as the surface parking lot to the north. Excavation will be required to accommodate the proposed
below grade parking. Shoring will be required.
Below Grade Parking:
Two levels of below grade parking are provided. The access is located on Shattuck at the north end of
the site. 61 stalls are located on level P1 and 36 stalls are located on level P2.
· 30,695 SF on two floors below grade. The lowest level, P2 is a partial level only.
· 97 stalls are currently indicated.
Specific questions:
· Is there a minimum headroom requirement?
· Is there a maximum ramp slope? Ramp is currently designed at +/-15%
· No parking is proposed for the commercial/retail component. Is there any requirement?
Main Level:
Main level includes building services, vehicular ramp access, residential lobby and amenity space and
commercial retail component located at the southern 2/3’s of the structure to address both Shattuck
and 3rd. The floor to floor is 18’-0”. Vehicular access is provided just south of building services on
Shattuck Ave S. Residential Lobby Entrance is also located on Shattuck Ave S. Building services are
located adjacent to the north property line and include solid waste enclosure, transformer vault and
fire/electrical rooms.
· Commercial Space: 13,785 SF
· Solid Waste: 950 SF
· Lobby and Amenity: +/-4,700 SF
Floors 2 thru 6:
Floors 2-6 are stacked and include a total of 95 dwelling units. 19 dwelling units per story. To reach 95
dwelling units density the project is proposing to provide affordable units. An exterior roof deck is
provided at level 2. Access is provided to all units.
· +/- 90,000 SF on all floors 2-6.
· Roof top amenity area provide at level 2. +/-5200 SF.
mas | architecture, llc
City of Renton
300 S 3rd St Narrative
Page 2
300 S 3rd St - 20200414
Specific questions:
· To obtain 95 dwelling units a Conditional Use permit is required. Is there any reason this
site would not bel eligible for an increase to 150 dwelling units per acre.
27660 sf parcel/43560 SF/acre = 0.635 acres. 0.63 acres x 150 du/acre = 95 dwelling units.
· Verify the affordable units count is based on # of units above base maximum density.
Base Maximum Density = 0.635 acres x 100 du/acre = 63 or 64 units. To achieve 95
dwelling units via CUP 16 dwelling units are required to be low income. Please confirm
this is correct.
· The Airport Influence Zone lists as a condition “Residential Density” and non-residential as
“Intensity of Use”. What does this mean?
Elevations:
Elevations are provided and are schematic. It is likely additional articulation/modulation is required per
city of Renton requirements. The overall height is indicated as 68’ with the penthouse extending to
82’. The site is adjacent to the airport and is subject to a lower height limit.
Specific questions:
· Please verify the maximum height limit adjacent to the airport at this site is 92’. The
building is currently indicated as 82’ to the top of the penthouse.
· Are the design requirements departable or adjustable? Are there any specific design
guidelines other than articulation/modulation that the schematic elevations are not
addressing?
Utilities and Off-Site Work:
The project will require all new utilities including but not limited to electrical, gas, storm, sewer and
water for domestic and fire.
Specific questions:
· Is it known if the existing utilities are readily available in the street?
· Are any significant upgrades required?
· Are any street improvements required?
· Are there any requirements for on site storm management, detention or treatment?
Building Code:
The building is proposed as 5 over 1. The below grade parking garage and main floor would be Type I
construction. The floors above would be type VB construction. Verify pressurization requirements for
stairs and elevators.
Process:
Please review and verify permits required.
· Pre-App
· Community Outreach?
· SEPA
· Conditional Use for increased density. Is this Administrative or Public?
· Land Use Approval. Is this the Master Application? Is this Administrative or Public?
· Civil Permit
mas | architecture, llc
City of Renton
300 S 3rd St Narrative
Page 3
300 S 3rd St - 20200414
· Building Permit. Is MEP required at submittal?
· Off-site permits. Curb cuts, utilities, etc
· Anything else?
· Are there any mitigation fees in Renton?
Please note this is not intended to be a complete list of all potential issues and questions and it is
hoped that the pre-application will help fill in the blanks and questions that have not been specifically
asked.
Should you have any questions, please feel free to call me at 206.300.5339
Sincerely,
Seth Hale
cc: File