HomeMy WebLinkAboutPRE20-000097_South Renton Transit Center_Transit_PreApp Mtg Summary_200521PREAPPLICATION MEETING FOR
South Renton Transit Center
200 S Grady Way
PRE20-000097
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 21, 2020
Contact Information:
Planner: Matt Herrera, 425.430.6593
Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288
Fire Prevention Reviewer: Corey Thomas, 425.276.9582
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
preparing final documents.
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).
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M E M O R A N D U M
DATE:May 11, 2020
TO:Matt Herrera, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Renton Transit Center
1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are
required. One within 150-feet and one within 300-feet of the building. One
hydrant is required within 50-feet of all fire department connections for
standpipes and sprinkler systems. Hydrants shall also meet maximum
spacing distances of 300-feet on center.
2. Fire impact fees are not charged on parking structures.
3. Approved fire sprinkler, standpipe and fire alarm systems are required
throughout all the building. Dry standpipes are required in all stairways.
Direct outside access is required to the fire sprinkler riser room. Fire alarm
system is required to be fully addressable and full detection is required.
Separate plans and permits required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet of
all points on all buildings. Fire lane signage required for the on-site
roadways. Required turning radius is 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.
5. All areas of all buildings shall comply with the City of Renton Emergency
Radio Coverage ordinance. Testing shall verify both incoming and outgoing
minimum emergency radio signal coverage. If inadequate, the building shall
be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed
amplification systems.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 21, 2020
June 20, 2011
TO:Matt Herrera, Senior Planner
FROM:Jonathan Chavez, Civil Engineer III
SUBJECT:South Renton Transit Center
APN: 1923059074, 1923059063, 1923059035, 1923059068
PRE20-000097
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. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
WATER
The proposed development is within the City of Renton’s water service area and in the 196-pressure
zone. The development is inside of the City’s wellhead protection area, Zone 2. There are existing water
mains in the vicinity of the site:
12-inch water main in Rainier Ave S (from Hardie Ave to S 7th St) can provide a maximum
flowrate of 5,000 gpm, but south of Hardie Ave SW the flow rate from the 12-inch main is
reduced to 3,400 gpm because of a lesser flow coming from the south – refer to City water
project plan no. W-3430.
The static water pressure is approximately 72 psi at ground elevation of 28 feet.
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
1,500 gpm including the use of an automatic fire sprinkler system.
The proposed building footprint will encroach over the existing utility easements for the existing 10-inch
water mains across the project site. In addition, a minimum horizontal separation of 10-feet must be
maintained between the existing water main and the proposed building footprint, foundation, roof
overhang and walkway cover.
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:
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1. Relocation of existing on-site water mains with minimum 10 feet of separation to building
foundation. A 15-foot utility easement will be required for the new water mains, hydrants and
water meters within the property.
2. City Code requires a water main extension along the property street(s) frontage, therefore a
new 12-inch water main (minimum 12-inch in the Downtown Area and Commercial/Industrial
Zone Areas per the adopted Water System Plan) will be required along S Grady Way and along
Lake Ave S. The new water main on the north side of the property may be needed for additional
hydrants or for the relocation of the existing water mains along the north property line. This
main can be sized 8-inch instead of 12-inch.
3. The applicant shall petition to the City Council for the vacation of the existing utility easements.
4. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to each building. The fire sprinkler stub and related piping shall be done by
a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private
property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be
installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for
the installation of a DDCVA inside a building. The location of the DDCVA inside the building
must be pre-approved by the City Plan Reviewer and Water Utility.
5. Installation of additional fire hydrants around the building as required by the Fire Authority.
6. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC).
7. Installation of a domestic water meter to the building. The sizing of the meters shall be in
accordance with the most recent edition of the Uniform Plumbing Code. All commercial
domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed
behind the meter on private property per City Standards. The RPBA shall be installed inside an
above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside
the building if a drainage outlet for the relief valve is provided and the location is approved by
the City Plan Reviewer and City Water Utility Department.
8. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
9. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. Adequate separation between utilities is required. Minimum separation between water and
non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
12. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s
website.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2
inch meter is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00* per
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service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00*
for each 2-inch water service line. This is payable at construction permit issuance.
d. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch
meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
SEWER
1. The site is located in the City of Renton sewer service area.
2. There is an existing 8 inch diameter city of Renton sewer main (S-1806) located within the
proposed site. There is an existing 8-inch diameter sewer main located in Rainier Avenue S,
along the west property line.
3. The applicant will be required to extend the sewer main on Rainier Avenue S and S Grady Way
to the north and east property lines, respectively.
o The Applicant may apply for a Temporary Service Agreement in lieu of installing the
sewer main on S Grady Way.
4. Relocation of the existing 8 inch diameter sewer line within the proposed site will be required.
The developer will need to show how they propose to serve the new development with sanitary
sewer service to the building.
5. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at
a minimum slope of 2%.
6. If underground parking is proposed, Applicant will need to provide an oil/water separator for
the covered parking area. Any parking that is not covered will need to be directed to the storm
system and away from the sanitary sewer system.
7. The development is subject to a wastewater system development charge (SDC) fee. The 2020
SDC fee for sewer is based on the size and number of new domestic water services to serve the
project. The current sewer fee for a 1-inch meter install is $3,400.00 per meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the
Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the RSWM. All stormwater improvements as per the drainage review along with
stormwater improvements in the frontage are required to be provided by the developer.
2. The site topography is generally flat, with minor sloping towards Rainier Avenue S.
3. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open
facilities and open conveyance systems may require a liner in accordance with the design
criteria in Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual.
4. Maintenance access is required for any proposed stormwater tracts and shall be designed and
installed in accordance with the City adopted SWDM.
5. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017
RSWDM and shall account for the total upstream tributary area, assuming developed conditions
for onsite tributary areas and existing conditions for any offsite tributary areas.
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6. 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.
7. 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 in order of preference by feasibility 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.
8. The project area may be considered a high-use site. Therefore, in order to meet Special
Requirement #5 (Oil Control), the project may be required to provide oil control treatment
(typically using an oil/water separator) for runoff of the high-use portion of the site before
discharging to the public stormwater system or to the on-site stormwater facilities.
9. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to
Civil Permit issuance.
10. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
11. Erosion control measures to meet the City requirements shall be provided.
12.The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
13. The 2020 Surface water system development fee is $0.76 per square foot of new impervious
surface, but no less than $1,900.00. This is payable prior to issuance of the construction permit.
This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. The site has frontage on SW Grady Way and Rainier Avenue S.
SW Grady Way – is a Principal Arterial. The existing right of way (ROW) width is 100 feet. The
City has an agreement with Washington Department of Transportation (WSDOT) that includes
proposed lane widening on SW Grady Way. Please coordinate with WSDOT on level of
improvements and ROW dedication on SW Grady Way.
Rainier Avenue S – is a Principal Arterial. The existing ROW width along the property frontage
varies. The City has an agreement with Washington Department of Transportation (WSDOT) that
includes proposed lane widening on Rainier Avenue S. Please coordinate with WSDOT on level of
improvements and ROW dedication on Rainier Avenue S.
2. Minimum 35 feet property corner radius is required at the intersection of SW Grady Way and
Rainier Avenue S.
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3. Street grades shall not exceed 8 percent.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.4.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted
drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage.
c. Driveways shall not be closer than 5-feet to any property line.
6. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
7. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from
the site and onsite traffic circulation. The study shall include trip generation and trip distribution
for the project for both AM and PM peak hours.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. Please see the 2019-2020 Fee
Schedule for latest fees. Transportation impact fees are subject to change based on the year the
building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
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6. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be
assessed based on the fee that is current at the time of the permit application or issuance, as
applicable to the permit type. Please visit www.rentonwa.gov for the current development fee
schedule.
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PRE20-000097
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 21, 2020
TO:Pre-Application File No. 20-000097
FROM:Matt Herrera, Senior Planner
SUBJECT:Sunset Highlands Mixed Use
4409 NE Sunset Blvd
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 www.rentonwa.gov.
Project Proposal: Sound Transit has proposed a new transit center to be located in the former
Sound Ford automobile dealership site located at the northeast corner of the intersection of
Rainier Avenue S and S Grady Way. The new transit facility would be developed on an 8.3- acre
site, which is currently comprised of four tax parcels (192305-9035; 192305-9063; 1923059068;
and 192305-9074). The new facility would include a transit center island accommodating up to 8
active bus bays, ten bus layover bays, a 700-stall, 5-floor structured parking garage, and a future
Transit Oriented Development (TOD) area on the southwest corner of the site. Primary transit
access would be provided with a new signalized intersection located at Hardie Ave SW and Rainier
Ave S. Parking garage access would be provided via two driveways with one located on Rainier
Ave S and one located on Lake Ave S.
Current Use: The site is a vacant auto dealership.
Zoning and Land use: The subject property is located in the Commercial Arterial (CA) zoning
district and Commercial and Mixed Use (CMU) land use designation. Overlay districts for the
property include Urban Design District D; Automall Area B (legislation is currently under review
by the Planning Commission to remove Automall B from this property); and Airport Influence
Area. The City’s Critical Areas mapping indicates the site is within a High Seismic Hazard Area and
Wellhead Protection Zone 2.
The CA zone allows transit centers with a Hearing Examiner Conditional Use Permit.
The CA zone allows attached dwelling units - flats with the following condition identified in RMC
4-2-080 footnote #6: Standalone residential buildings would not be permitted here as the site
does not abut a residential zone. Therefore dwelling units shall be integrated into a vertically
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mixed use building with ground floor commercial and are subject to the Residential Mixed Use
Development Standards (RMC 4-4-150).
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.
Subarea Plan: The City is currently embarking on a subarea plan for the vicinity surrounding the
transit center property. The anticipated adoption date is June 2021. There is a potential for text
amendments related to but not limited to bulk, scale, and setbacks. No specific regulations to the
design of parking structures within the subarea have been identified at this time.
Commercial Arterial (CA) Development Standards: The project would be subject to RMC 4-2-
120A, “Development Standards for Commercial Zoning Designations” and District ‘D’ overlay
“RMC 4-3-100 “Urban Design Regulations” effective at the time of complete application (noted as
“CA standards” herein).
Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and
the maximum density is 60 units/net acre for buildings with mixed commercial and residential use
in the same building and located in the City Center Community Planning Area. Net density is
calculated after the deduction of areas required for public right-of-way dedication, private access
easements, and critical areas from the gross site area.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width
or depth within the CA zone at this location.
Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if
parking is provided within a building or within an on-site parking garage.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement or tract. Minimum front yard and secondary front
yard setbacks are 15-feet. Maximum front yard and secondary front yard setbacks are 20-feet. No
minimum or maximum setbacks are required for rear and side yards.
The maximum front yard setback may be modified via site plan review if the applicant can
demonstrate that the proposed development meets the following criteria:
Orients development to the pedestrian through such measures as providing pedestrian
walkways beyond those required by the Renton Municipal Code (RMC), encouraging
pedestrian amenities and supporting alternatives to single occupant vehicle (SOV)
transportation; and
Creates a low-scale streetscape through such measures as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
along the street front; and
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Promotes safety and visibility through such measures as discouraging the creation of
hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring adequate
setbacks to accommodate required parking and/or access that could not be provided
otherwise.
Height – Maximum building height is 50 ft., except 70 ft. for mixed use (commercial and
residential) in the same building. Heights for mixed use buildings may exceed the Zone’s maximum
height with a Conditional Use Permit.
Publicly owned structures shall be permitted an additional fifteen feet (15') in height above that
otherwise permitted in the zone if “pitched roofs,” as defined in the development regulations, are
used for at least sixty percent (60%) or more of the roof surface of both primary and accessory
structures. Elevator shafts and machine rooms are included in the height calculation. In addition,
in zones where the maximum permitted building height is less than seventy five feet (75'), the
maximum height of a publicly owned structure may be increased as follows, up to a maximum
height of seventy five feet (75') to the highest point of the building:
When abutting a public street, one (1) additional foot of height for each additional one
and one-half feet (1-1/2') of perimeter building setback beyond the minimum street
setback required at street level unless such setbacks are otherwise discouraged; and
When abutting a common property line, one additional foot of height for each additional
two feet (2') of perimeter building setback beyond the minimum required along a
common property line; and
On lots four (4) acres or greater, five (5) additional feet of height for every one percent
(1%) reduction below a twenty percent (20%) maximum lot area coverage by buildings for
public amenities such as recreational facilities, and/or landscaped open space areas, etc.,
when these are open and accessible to the public during the day or week.
Be advised that 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 under RMC 4-3-020. Disclosure notice placed on the land title and
avigation easements are typically required as components of land use decisions.
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.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of 5 square feet
per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit
areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be
provided for refuse deposit areas with a total minimum area of 100 square feet. For multi-family
development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable
deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse
deposit areas with a combined total minimum area of 80 square feet. Other nonresidential
developments require 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
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be provided for recycling and refuse deposit areas. The applicant would be required to submit a
site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use
application.
Residential Mixed Use Development Standards: For vertically mixed use buildings, the facade
necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of
the building’s residents, or their guests, is limited to twenty five percent (25%) of the overall
facade along any street frontage or the primary facade. The commercial square footage shall be
equivalent to fifty percent (50%) of the gross ground floor area of the building.
The development shall include ground floor commercial space along the street frontage per the
following standards:
A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any
given point;
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;
ADA compliant bathrooms (common facilities are acceptable);
A central plumbing drain line; and
A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover.
The 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.
Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width
measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2-
inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of
one per 20 square feet, and groundcover in quantities that will provide at least 90-percent
coverage within 3-years.
Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square
feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall
be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be
dispersed throughout the parking area and shall include a mixture of trees, shrubs, and
groundcover.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan shall be submitted at the time of land
use application.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan and
worksheet, and arborist report shall be provided with the formal land use application as defined
in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant
trees, and indicate how proposed building footprints would be sited to accommodate
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preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained. A formal tree retention plan
and arborist report would be required with the land use application.
Parking: Parking for residential units shall be enclosed within the same building as the unit it
serves. The following table provides parking ratios for the residential component and two
potential commercial uses.
Use Ratio
Attached Residential Min: 1 space / unit
Max: 1.75 spaces / unit
Retail Sales Min: 2.5 space / 1,000 SF
Max: 5 spaces / 1,000 SF
Eating & Drinking Establishments A minimum and maximum of 10 per 1,000
square feet of dining area.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include,
but is not limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities.
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.
Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and compact space requirements
and aisle width requirements. A specific number of parking spaces for transit centers is not
codified in the City’s Development Regulations. Please provide a parking study that includes
recommendations for the appropriate number of parking spaces for all uses on the site and any
considerations for shared parking between the uses. Also, please include measures to mitigate
and minimize impacts of transit center parking spillover offsite.
The proposal would be required to provide bicycle parking based on 10 % of the required number
of parking stalls for nonresidential uses and one-half (0.5) bicycle parking space per one
dwelling unit.
Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle
parking requirements.
Access: Passenger vehicle access the parking garage would be via two 24-foot wide driveways,
one on Rainier Ave S and one on Lake Ave S. Transit only access would be via a new signalized
intersection at Hardie Ave SW and Rainier Ave S with secondary 30-foot wide access provided
along Lake Ave S.
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Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways
shall not be closer than 5-feet to any property line and not exceed 40 percent of the street
frontage. The width of any driveway shall not exceed 30-feet.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be
permitted. Modifications to these driveway and access standards may be considered per RMC 4-
9-250D.
A connection shall be provided for site-to-site vehicle access ways, where topographically feasible,
to allow a smooth flow of traffic across abutting CA zoned lots without the need to use a street.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required.
See RMC 4-3-100 for a menu of options and requirements. The land use application shall identify
how the project meets each of the applicable urban design regulations. The following bullets are
some, but not all, of the guidelines and standards applicable to your project.
1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry
of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.
2. Building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, or landscaping and include weather protection at least four and one-half
feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade
facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no
lower than eight feet (8') above ground level.
3. Developments located at district gateways shall be marked with visually prominent features
and oriented toward and scaled for both pedestrians and vehicles (see illustrations in design
standards).
4. Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings.
5. The entire public facing façade of parking structures shall be pedestrian-oriented.
6. Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (see illustrations in design standards).
7. At least one of the following design elements shall be used to promote a transition to
surrounding uses: Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or Building articulation to divide a
larger architectural element into smaller increments; or roof lines, roof pitches, and roof
shapes designed to reduce apparent bulk and transition with existing development.
8. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas
shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall
or fence and have self-closing doors. Service enclosures shall be made of masonry,
ornamental metal or wood, or some combination of the three.
9. Parking shall be located so that no surface parking is located between a building and the front
property line and shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
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10. A pedestrian circulation system of pathways that are clearly delineated and connect buildings,
open space, and parking areas with the sidewalk system and abutting properties shall be
provided.
11. Architectural elements that incorporate plants, particularly at building entrances, in publicly
accessible spaces and at facades along streets, shall be provided.
12. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art
shall be provided.
13. All mixed use residential and attached housing developments of ten (10) or more dwelling
units shall provide common open space and/or recreation areas. At minimum, fifty (50)
square feet per unit shall be provided. Upper level common decks, patios, terraces, or roof
gardens and spaces above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development.
14. All building facades shall include modulation or articulation at intervals of no more than forty
feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width.
15. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent
windows and/or doors for at least the portion of the ground floor facade that is between four
feet (4') and eight feet (8') above ground (as measured on the true elevation).
Critical Areas: The site contains a potential High Seismic Hazard according the City’s mapping
system. A geotechnical analysis for the site is required and shall be submitted with the land use
application. The analysis needs to assess soil conditions and detail construction measures to
assure building stability. It is the applicant’s responsibility to ascertain whether any additional
critical areas or environmental concerns are present on the site prior to site development or
building construction. The site is also within a Wellhead Protection Area Zone 2. The City may
require an applicant to prepare a hydrogeologic study if the proposal has the potential to
significantly impact groundwater quantity or quality, and sufficient information is not readily
available. Such a report shall be prepared by a qualified professional at the applicant’s expense.
Report content requirements may be specified by the City in accordance with State or Federal
guidelines or tailored to the particular development application.
It is the applicant’s responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site during site development or building
construction.
Environmental Review: The proposal would not be exempt from environmental review and
would be subject to a threshold determination in accordance with the State Environmental Policy
Act WAC 197-11-800. It is anticipated that Sound Transit would be the Lead Agency for SEPA
review. Please coordinate with the City when preparing environmental documents.
Permit Requirements - The proposal would require Hearing Examiner Master Site Plan Approval
as the site is zoned CA, greater than 2.5 acres with a residential mixed use component. A Hearing
Examiner Conditional Use Permit would also be required per the Zoning Use Table. Individual site
plan reviews for each phase in the master plan would also be required. The initial phase can be
combined with the master site plan and conditional use permit application with later phases
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reviewed administratively. A lot line adjustment would also be needed to reconfigure the
underlying lot lines to meet setback requirements and provide a lot for the surplus TOD property.
Alternatively, Sound Transit could submit an individual site plan review application along with the
conditional use permit if a partner or details for the TOD property are not yet ready and the TOD
property could obtain a separate site plan approval in the future.
The master site plan review, conditional use permit, and the initial phase of the site plan can be
reviewed concurrently in an estimated time frame of 12 weeks once a complete application is
accepted. The 2020 Hearing Examiner Master Site Plan Review application fee is $3,700,
Conditional Use Permit fee is $3,170, initial site plan review fee is $3,700, and lot line adjustment
is $1,060. Any modification requests to code standards are $250.00 per modification. There is an
additional 5% technology fee at the time of land use application.
Detailed information regarding the land use application submittal and informational handouts can
be found in the Community and Economic Development tab in the City’s Digital Records Library
linked here. The City requires electronic plan submittal for all applications. The City’s Electronic
File Standards can also be found on the City’s website.
In addition to the required land use permits, separate construction, building and sign permits
would be required. Construction and building permit application can be submitted only after the
site plan and conditional use permit decisions. Demolition permits for the existing structures can
issued following SEPA review.
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the public information sign handout. The
applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
Neighborhood Meeting and Public Outreach Signs: The construction of public facilities are
exempt from neighborhood meeting and public outreach sign requirements.
Impact Fees: In addition to the applicable building and construction fees, the following impact
fees would be required prior to the issuance of building permits. Ground floor commercial space
impact fees would be calculated when use is determined. The noted fee calculations are for 2020
and will likely increase.
A Fire impact fee currently assessed at $964.53 per new dwelling unit, $1.25sf for retail,
and $5.92 per square foot for restaurant.
A Transportation impact fee assessed at $4,836.31 per new apartment unit and 43.89 per
square foot for restaurant.
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact Matt
Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule a prescreen
appointment.
Expiration: The Hearing Examiner shall determine, and document in writing, an appropriate
expiration date for the master plan, granting up to five (5) years. An applicant shall submit a
complete site plan application for the development within the specified time frame if a site plan
was not combined with the master plan application. The Administrator may grant a one year
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extension for good cause. Building permits, licenses or land use permits required for the operation
of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use
Permit approval, unless an extended time frame is granted by the Administrator or Hearing
Examiner. A single two (2) year extension may be granted for good cause by the Administrator.
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2,400400
City of Renton Print map Template
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
THIS MAP IS NOT TO BE USED FOR NAVIGATIONWGS_1984_Web_Mercator_Auxiliary_Sphere
Notes
05/13/2020
Legend
272 0 136 272 Feet
Michael Mitchell, Water Utility
MMitchell@Rentonwa.gov
City and County Labels
City and County Boundary
Addresses
Parcels
Renton Fire Hydrants
Hydrants - Other System
Control Valves
Water Gravity Pipes
Water Mains
Mains - Other System
Streets
Points of Interest
Parks
Waterbodies
2019.sid
Red: Band_1
Green: Band_2
Blue: Band_3
Map
Extent2010
12-INCH DI
W-1877
3,400 GPM
12-INCH DI
W-3430
3,400 GPM
8-INCH CI
W-1785
2,500 GPM
8-INCH DI
W-0408
2,500 GPM
10-INCH DI
W-1806
1,950 GPM
8-INCH DI
W-1851
2,000 GPM
8-INCH DI
W-1436
2,300 GPM
12-INCH DI
W-3430
5,000 GPM
8-INCH DI
W-1436
1,250 GPM
SOUND TRANSIT CENTER
NEW APPROX. 900' 12-INCH DI
NEW APPROX. 400' 12-INCH DI
MIN 8-INCH DI,
AS NECESSARY FOR
HYDRANTS OR RELOCATION
OF EXISTING WATER MAIN
8-INCH CI
W-1785
2,000 GPM
EXISTING WATER MAIN TO BE
REMOVED TO ACCOMMODATE
PARKING STRUCTURE
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