HomeMy WebLinkAboutPRE20000112_Meeting SummaryPREAPPLICATION MEETING FOR
Burnett Ave Flats
PRE 20-000112
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 28, 2020
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Craig Burnell, 425.430.7290
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
formal submittal.
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: May 27, 2020
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Burnett Flats
1. The preliminary fire flow is 2,500 gpm based on one hour-rated construction. A
minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of
the building. Hydrants are required within 50-feet of all fire department connections for
standpipes and sprinkler systems. A looped water main is required if fire flow exceeds 2,500
gpm. Existing hydrants may be counted toward the requirements as long as they meet current
code and are in an approved location. A minimum of one new fire hydrant is required.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. Current rates
for retail are $1.25 a square foot, office use is $0.26 a square foot and for restaurant it is $5.92
a square foot. These fees are paid at time of building permit issuance. No charges to cove red
parking garages.
3. Approved fire sprinkler and fire alarm systems are required throughout the building.
Dry standpipes are required in all stairways. Direct outside access is required to the fire
sprinkler riser rooms. Fire alarm systems are 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 adequate from the existing public
streets.
5. All buildings are required to be equipped with elevators to meet the size requirements
for a bariatric size stretcher to all areas of each building. Car size shall accommodate a
minimum of a 40-inch by 84-inch stretcher.
6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage
ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal
coverage. If inadequate, the building shall be enhanced with amplification equipment in order
to meet minimum coverage. Separate plans and permits are required for any proposed
amplification systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 28, 2020
TO: Jill Ding, Senior Planner
FROM: Michael Sippo, Development Engineering
SUBJECT: Burnett Flats 5-Story Mixed Use
311 & 317 Burnett Ave S
PRE20-000112
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 parcels 783930-0340
and 783930-0345. The following comments are based on the pre-application submittal made to the City
of Renton by the applicant.
Water
1. Water service is provided by the City of Renton. The proposed development is within the City of
Renton’s water service area and in the 196-hydraulic pressure zone.
2. There is an existing 24-inch water main in Burnett Ave S. (refer to City water project plan no. W-0900)
that can deliver a flow capacity of 15,000 gallons per minute (gpm). The static water pressure is about
68 psi at ground elevation of 36 feet. There is also an existing 4-inch water main on the west side of
Burnett Ave S. that has a limited flowrate of 400 gpm (refer to city water project plan no. W-0596).
3. There are no existing water services to the vacant properties.
4. There are six existing fire hydrants within 300 feet of the property.
5. The project is within the City’s Aquifer Protection Area Zone 1.
6. 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 2,500 gpm. A looped water main is required if fire flow exceeds 2,500 gpm.
7. The 24-inch is a transmission main and no service connections can be tapped off this main. In order
to provide water service for domestic use and for the fire sprinkler system, a new 10 -inch or 12-inch
wet-tap off the 24-inch transmission main and a new 10 or 12-inch water stub will be required across
the existing parking lot in front of the properties. The new domestic water meters (one for
commercial/retail space and one for the residential portion of the building) and the fire sprinkler
connection will be tapped off this new 10-inch or 12-inch branch line.
8. The 4-inch line of the west side of Burnett and the 6-inch line on the east side of Burnett are too small
to provide sufficient flowrates and they will eventually be abandoned in the near future.
9. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the
building. Hydrants are required within 50-feet of all fire department connections for standpipes and
sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet
current code and are in an approved location. A minimum of one new fire hydrant is required.
10. A 15 feet wide public water easement is required for any public water main, hydrants and water
meters located outside City right-of-way. A minimum 10-foot setback is required from the building
foundation to the new water main.
11. Installation of a separate water service and meter for the residential portion of the new building. The
sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code.
All residential domestic water meters shall have a double check valve assembly (DCVA) installed
behind the meter on private property per City Standards. The DCVA may be located inside the building
if the location is approved by the City Plan Reviewer and City Water Utility Department.
12. Installation of a separate water meter for the commercial portion of the new building. All commercial
domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the
meter on private property per City Standards. The RPBA shall be installed inside an above ground
heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a
drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer
and City Water Utility Department.
13. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no
320.4. The meter vault shall be located within public ROW or within an easement on private property.
14. Installation of a fire sprinkler stub a with a double check detector assembly (DDCVA) is required for
backflow prevention to the building. The sizing of 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 360.2. The DCDA may be installed
inside the building or in the parking garage if it meets the conditions per City 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.
15. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required
within 50 feet of the building’s fire sprinkler system fire department connection (FDC).
16. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
17. A conceptual utility plan will be required as part of the land use application for the subject
development.
18. 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. Fees will
be charged based on the rate at the time of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,400.00 per 1-inch meter, $22,000 per 1-1/2 inch meter, $35,200
per 2-inch meter and $70,400 per 3-inch meter.
Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service,
$4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied
and the Contractor will provide the materials and will install the service line and water meter.
Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-
inch meter.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch gravity wastewater main located in the alley just north of the 0345 parcel
(see record drawing S-226205).
3. There is an existing 8-inch gravity wastewater main located in the alley west of both parcels (see
record drawing S-226205).
4. There is an existing 8-inch gravity wastewater main located on the east side of Burnett Ave S (see
record drawing S-226206).
5. There is an existing 108-inch King County wastewater main located on the west side of Burnett Ave S.
6. There are existing 4” vitrified clay side sewer extending from the north sewer line to parcel 783930-
0345.
7. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040
and City of Renton Standard Details.
a. The existing 4” vitrified clay side sewer will need to be cut and capped at the property line if
it has not already been so.
b. A minimum of (2) new 6” minimum diameter side-sewers are required for each of the
residential and commercial uses.
c. Side sewer connections are not allowed to the King County Metro line. If additional
conveyance capacity is required on the existing 8” mains they will be required to upsized to
accommodate the proposed development.
8. An oil/water separator will be required for connecting the covered parking lot to sewer. If the lower
level parking cannot achieve a gravity sewer discharge to the main, the applicant may need to install
an internal pump to bring the basement garage flows to the surface level for gravity drain to the side
sewer.
9. A grease interceptor is required if there is a commercial kitchen.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
The current sewer fee for is $3,400.00 per 1-inch meter, $17,000 per 1-1/2 inch meter,
$27,200 per 2-inch meter, and $54,400 per 3-inch meter.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Surface Water
1. There is an existing 8-inch ductile iron stormwater main located in the sidewalk flowline of the west
side of Burnett Ave S directly adjacent to the project (see record drawing T-27560B).
2. There is an existing 8-inch CMP stormwater main in the east side of the alley approximately 35’ south
of the project located behind the Burnett Station (no record drawing found).
3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls
within the Black River drainage basin. The site falls within Zone 1 of the City’s Aquifer Protection Area
(APA).
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide enhanced basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for review
and approval under a separate building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new
runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated
as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the
application of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit application.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
The current SDC fee is $0.76 per square foot of new impervious surface but not less than
$1,900.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000.
The proposed project fronts Burnett Ave S to the east, public alleys to the north and west and private
property to the south.
2. The City is planning for bicycle, pedestrian circulation and parking revisions to Burnett Ave S between
S. 3rd and S. 4th Streets as indicated in the Renton Downtown Civic Core Vision and Action Plan (January
2018). Preliminary engineering has not started as there is no funding, and there is no timetable for
when it will begin other than what is indicated in the Civic Core Plan.
3. The available right of way width on the frontage of Burnett Ave S is 140 feet (as per the King County
assessor map). Burnett Ave S is a Minor Arterial with a special right-of-way width due to the City
parking lot located within the west half of the right of way. Based on Civic Core Plan, the curb to curb
width will reduce by 4 feet to accommodate additional buffered multi-use path and increase the west
and east sidewalk widths from 10 to 12 feet. As per street code RMC 4 -6-060, a 0.5 feet wide curb,
and 12 feet wide sidewalk with tree grates for locating street trees are required on the public street
frontage on City Center area (where this site is located). Right-of-way dedication may be required to
be provided to the back of sidewalk along the site frontage if the current width is less than 12 feet,
however, it is unclear based on assessor data whether the current back of sidewalk along the site
frontage is coincident with the western edge of the right-of-way. A boundary survey performed by a
licensed surveyor in the State of Washington of the parcel and existing right-of-way is required to
determine the western extents of the right-of-way and location in respect to the existing and
proposed sidewalks. Dedication of approximately 2 feet may be required pending final survey. RMC
4-6-060 includes that street lighting and stormwater pipe are required along the entire frontage of
development projects.
4. The available right of way width on the frontage of the north alley is 20 feet with a current paved
width of approximately 16’ (as per the King County assessor map). Based on Renton Regional Fire
Authority requirements, additional pavement width and right-of-way dedication may be required.
5. The available right of way width on the frontage of the west alley is 16 feet with a current paved
width of approximately 12’ (as per the King County assessor map). Based on Renton Regional Fire
Authority requirements, additional pavement width and right-of-way dedication may be required.
6. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns
or the taper section.
7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
8. Street lighting is required for a project that consists of more than four (4) residential units. See RMC
4-6-060 for street lighting requirements.
9. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis
for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then applicant should contact the City to get information of the locations where traffic analysis is
required.
10. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
11. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of construction permit issuance.
The 2020 transportation impact fee for apartments is $4,836.31 per dwelling.
The 2020 transportation impact fee for offices is $10.50 per square foot.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. 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 construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
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.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 28, 2020
TO: Pre-application File No. 20-000112
FROM: Jill Ding, Senior Planner
SUBJECT: Burnett Ave Flats
311 Burnett Ave S
(parcel nos. 7839300340 and 7839300345)
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,
and City Council). Review comments may also need to be revised based on site planning and
other design changes required by City staff or made by the applicant. The applicant is
encouraged to review all applicable sections of the Renton Municipal Code. The Development
Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The subject property is located on the west side of Burnett Ave S to the south
of S 3rd St 311 S Burnett St (parcel nos. 7839300340 and 7839300345). The project site totals
9,600 sq. ft. (0.22 acres) in area and is zoned Center Downtown (CD). The applicant is proposing
the construction a 5-story mixed-use building with 17 ground floor parking spaces and 1,581 sq.
ft. of commercial space of the first floor and 4 levels of residential above with a total of 56
dwelling units. Access to the site is proposed via the alley to the west of the project site.
According to COR Maps, the site is located in an area with high seismic hazards and within the
Downtown Wellhead Aquifer Protection Zone 2.
Current Use: The project site is currently vacant.
Zoning and Overlay Districts: The subject property is located within the Commercial & Mixed
Use (CMU) land use designation and Center Downtown (CD) zoning designation. In addition, the
proposal is within the following overlays: Urban Design District ‘A’; Downtown Business District;
and City Center Sign Regulation Area. Attached multi-family dwelling units are permitted uses
in the CD zone but may not be located on the ground floor of the building as the subject
property is located within the Downtown Business District overlay. Attached dwelling units are
required to comply with RMC 4-4-150, Residential Mixed-Use Development Standards.
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
Burnett Ave Flats, PRE20-000112
Page 2 of 10
May 28, 2020
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.
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 “CD standards” herein). The table below notes the current standards for the CD zone.
Type of Standard Minimum Standards
Lot Standards
Lot Size None
Lot Width None
Lot Depth None
Density
Minimum/Maximum Net
Residential Density
Minimum Density: 25 dwelling units per net acre (du/ac)
Maximum Density 100 du/ac; Density may be increased to
150 du/ac subject to Administrative Conditional Use
approval.
Density Bonus Review eligible if criteria and standards of RMC
4-9-065 can be met. Potential for 30% above maximum
density or density allowed via conditional use permit.
Setbacks
Min Front Yard and
Secondary Front Yard
None
Max Front Yard and
Secondary Front Yard
15 ft. – for buildings 25 ft. or less in height.
None – for that portion of a building over 25 ft. in height
Side/Rear Yard None
Clear Vision Area n/a
Building Standards
Building Coverage Ratio None
Maximum Gross Floor Area None
Maximum Building Height 95 ft – 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.
Parking
Vehicular A minimum and maximum of 1 per unit.
Low income – 1 for every 4 dwelling units is required. A
maximum of 1.75 per dwelling unit is allowed.
Commercial uses (in general) required a maximum of 1 space
per 1,000 square feet of net floor area, with no minimum
requirement.
Location All parking shall be provided in the rear portion of the yard,
with access taken from an alley, when available. Parking shall
Burnett Ave Flats, PRE20-000112
Page 3 of 10
May 28, 2020
not be located in the front yard, nor in a side yard facing the
street nor rear yard facing the street. Parking may be located
off-site or subject to a joint parking requirement.
Bicycle Equal to ten percent (10%) of the number of required off-
street vehicle parking spaces required for the same uses
located outside of the CD zone.
One-half bicycle parking space per one dwelling unit.
Loading Docks
Location For permitted manufacturing and fabrication uses, parking,
docking and loading areas for truck traffic shall be off-street
and screened from view of abutting public streets.
Landscaping
Tree Retention 10% of significant trees
Building Setbacks – It appears that the proposal would comply with the setback requirements of
the zone. The applicant would be required to submit a site plan that complies with the setback
requirements of the CD zone.
Density Requirements: 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. For purposes of calculating net density: All fractions shall be truncated at two numbers
past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or
greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56
dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the
fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units
becomes 4.0 dwelling units.
The gross site area is approximately 9,600 square feet or 0.22 acres. The proposal for 56
residential units on a 0.22 acre site arrives at a gross density of 254.55 du/ac (56 units / 0.22
acres = 254.55 du/ac). The proposed density exceeds the maximum density permitted in the CD
zone, the proposal would need to be revised to comply with the density range permitted in the
CD zone.
The applicant may request an Administrative Conditional Use Permit in order to increase the
project net density above 100 du/ac (up to a maximum of 150 du/ac). A density worksheet
would be required to be submitted at the time of Site Plan Review that complies with the net
density requirements of the CD zone.
Density bonuses (in accordance with RMC 4-9-065) of up to 30% above the maximum
permitted density are possible for applicants requesting bonus market-rate dwelling units in
exchange for the construction of affordable dwelling units. Bonus density is also offered for
assisted living facilities where the use is allowed pursuant to chapter 4-2 RMC.
Density Increases are subject to the following decision criteria (ORD. 5965):
1. Comprehensive Plan: The proposed density increase shall be compatible with the general
purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations
and any other plan, program, map or regulation of the City.
2. Location: The surrounding street network contains sufficient capacity to accommodate
pedestrian and vehicle traffic. Public transit shall be accessible to residents.
Burnett Ave Flats, PRE20-000112
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May 28, 2020
3. Diverse unit mix: The development shall not be limited to studio and/or one 1) bedroom
units and shall provide a mix of bedroom counts to accommodate families with more than
two 2) members.
4. Light and air: Units shall provide adequate access to light and air. Units shall abut the
building’s exterior walls and contain windows.
5. Parking: The development shall provide adequate parking for residents and guests.
Residential Mixed-Use Development Standards:
Design: For vertically mixed use buildings, the façade necessary for interior entrances, lobbies,
and areas/facilities developed for the exclusive use of the building’s residents, or their guests, is
limited to twenty five percent (25%) of the overall façade along any street frontage or the
primary façade.
Commercial Space Standards:
Commercial Area Requirement – Any development wherein dwelling units are proposed shall
provide gross commercial square footage equivalent to fifty percent (50%) of the gross ground
floor area of all buildings on site.
Ground Floor Commercial Space Standards – At a minimum, the development shall include
ground floor commercial space along any street frontage with the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any
given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of
fifteen feet (15') unless a lesser clear height is approved by the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment and roof-mounted mechanical equipment shall not be visible to
pedestrians. 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. 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.
Landscaping: New development in the CD zone is subject to street trees and landscaping within
the ROW, surface parking landscaping, and maintenance portions of the landscaping code. ROW
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planting is established to street development standards. All proposed landscaping shall be
maintained in a healthy, growing condition and those dead or dying shall be replaced. Property
owners shall keep the planting areas reasonably free of weeds and litter.
The applicant would be required to provide street trees within tree grates along Burnett Ave S.
Proposed fences or retaining walls must be designated on the landscape plan. A fence and/or
retaining wall detail should also be included on the plan.
Please refer to landscape regulations (RMC 4-4-070) and Downtown Streetscape Standards for
additional general and specific landscape requirements. A conceptual landscape plan shall be
submitted at the time of land use application.
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 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
preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist
report would be required with the land use application.
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 (4') requires a
building permit. 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
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about fences and retaining walls. No fences or retaining walls were shown on the submitted
materials.
Access: The applicant has proposed access to the parking via an existing alley located to the
west of the project site. The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
Parking: In the CD zone, all parking shall be provided in the rear portion of the yard, with access
taken from an alley, when available. Parking shall not be located in the front yard, nor in a side
yard facing the street nor rear yard facing the street. Parking may be located off-site or subject
to a joint parking requirement. The proposed ground level parking would comply with the
parking development standards. The following ratios would be applicable to the site:
Use Square Footage
of Use or
Number of Units
Ratio Required Spaces
Attached
Residential
56 units A minimum and maximum of 1 per
unit.
Min/Max:56
Commercial
uses such as
retail sales and
eating/drinking
establishments
1,581 A maximum of 1 space per 1,000
square feet of net floor area, with
no minimum requirement. A limited
number of commercial uses do
require parking minimums. Please
see RMC 4-4-080F.10.d for those
uses.
Max: 2
The proposal includes a total of 17 on-site parking spaces, which is less than the minimum of 56
required. The proposal would be required to be amended to provide the minimum required
parking. A standard structured parking stall shall be a minimum of fifteen feet (15’) long and a
minimum of eight feet, four inches (8'4") in width. A stall shall be a minimum of sixteen feet
(16') in length for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall be
twenty three feet by nine feet (23' x 9') in size. 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. See RMC 4-4-080.F.8 and F.9 for parking stall
and aisle dimension requirements.
The proposal would be required to provide bicycle parking based on 10% of the required
number of parking stalls for commercial uses outside the CD zone and one-half (0.5) bicycle
parking space per one dwelling unit.
The bicycle parking provided for the residents shall provide for secure extended use and shall
protect the entire bicycle and its components and accessories from theft and weather.
Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited
access fenced areas with weather protection. Spaces within the dwelling units or on balconies
do not count toward the bicycle parking requirement. Please review RMC 4-4-080.F.10 and
RMC 4-4-080.F.11 for further general and specific bicycle parking requirements.
Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and
compliance with District ‘A’ Urban Design Regulations is required RMC 4-3-100. In general the
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regulations encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate and to discourage franchise retail architecture. If you are unable to meet the
prescriptive standards of the code the applicant would be required to demonstrate compliance
with the intent and guidelines of the respective section that includes the standard. The following
bullets provide some of the design elements needed with your proposal. The design regulations
should be referred to in their entirety prior to refining your proposal. The land use application
shall include a narrative of how the project meets each of design standards.
The building shall be oriented to the street with clear connections to the sidewalk. The front
entry shall be oriented to the street. Building entries from a parking lot shall be subordinate
to those related to the street.
The building’s primary entry shall be on a façade facing the street, prominent, connected to
the public sidewalk, and include human-scaled elements. Visibly prominent features include
facade overhang, trellis, large entry doors, and/or ornamental lighting.
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. Buildings that are taller than thirty feet (30') in height shall also
ensure that the weather protection is proportional to the distance above ground level.
Features such as entries, lobbies, and display windows shall be oriented to a street or
pedestrian-oriented space; otherwise, screening or decorative features should be
incorporated.
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
o Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
o Building articulation to divide a larger architectural element into smaller
increments; or
o Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
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. If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located
on three (3) sides of such facility.
Parking shall be located so that no surface parking is located between a building and front
property line and a building and the side property line on a corner lot. Parking shall be
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located so that it is screened from surrounding streets by buildings, landscaping, and/or
gateway features as dictated by location.
Parking structures shall provide space for ground floor commercial uses along street
frontages at a minimum of seventy five percent (75%) of the building frontage width. The
entire public facing façade shall be pedestrian-oriented.
Access to parking lots and garages shall be from alleys, when available. If not available,
access shall occur at side streets.
A minimum of 50 square feet of open space per unit shall be provided. Open space or
recreation areas shall be located to provide sun and light exposure to the area and located
so that they are aggregated to provide usable area(s) for residents. Please refer to the urban
design regulations for acceptable open space options.
All building façades 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. Buildings greater than one hundred sixty feet (160') in
length shall provide a variety of modulations and articulations to reduce the apparent bulk
and scale of the facade; or provide an additional special feature such as a clock tower,
courtyard, fountain, or public gathering area.
Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the façade’s ground floor. Any façade 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). Untreated blank walls visible from public streets,
sidewalks, or interior pedestrian pathways are not permitted.
Building roof lines must be varied along the entire roof. The building must contain at least
one of the following: (1) Extended parapets, (2) feature elements projecting above parapets,
(3) project cornices, or (4) pitched/sloped roofs. Buildings containing predominantly
residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall
have dormers or interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
All sides of buildings visible from a street, pathway, parking area, or open space shall be
finished with the same building materials, detailing, and color scheme. A different treatment
may be used if the materials are of the same quality. All buildings shall use material
variations such as colors, brick or metal banding, patterns or textural changes. Materials,
individually or in combination, shall have texture, pattern, and be detailed on all visible
façades. Materials shall be durable, high quality, and consistent with more traditional urban
development, such as brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, glass and cast-in-place concrete.
Critical Areas: The site is located in the Downtown Wellhead Aquifer Protection Zone 2 and High
Seismic Hazards according the City’s mapping system. A fill source statement and 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
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environmental concerns are present on the site prior to site development or building
construction.
Environmental Review: The scope of the project exceeds State Environmental Policy Act (SEPA)
exemption thresholds set forth in WAC 197-11-800, therefore an environmental checklist must
be submitted with the land use application. An environmental threshold determination would
be issued by the Renton Environmental Review Committee prior to the public hearing on the
proposal.
Permit Requirements: The proposal would require Hearing Examiner Site Plan Approval. In
addition, an Administrative Conditional Use Permit would be required to increase the residential
density above 100 du/ac. The site plan application, conditional use permit, and environmental
checklist can be reviewed concurrently in an estimated time frame of 12 weeks once a complete
application is accepted. The 2020 Hearing Examiner Site Plan Review application fee is $3,700.
The Administrative Conditional Use Permit application is $1,580. The application fee for SEPA
Review (Environmental Checklist) is $1,580. 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 and informational handouts
can be found on the City’s website by clicking “How Do I?” on the home screen, then “City
Documents” and then “CED Forms” under the Quick Browse heading for Community and
Economic Development. 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.
Public Notice Requirements: The applicant will be required to conduct a neighborhood meeting,
install a public outreach sign, and install a public information sign prior to submitting the
required land use application(s) and SEPA checklist per the following:
Neighborhood Meeting Requirement – Projects estimated by the City to have a
monetary value equal to or greater than $10,000,000 require the applicant to conduct a
neighborhood meeting. The meeting shall be held at a location open to the public within
Renton city limits, at a location no further than two (2) miles from the project site. The
applicant is required to mail a written notice announcing the neighborhood meeting to
property owners within 300-feet of the subject property. The neighborhood meeting is
intended to be a developer-neighborhood interaction. City staff members are not
required to attend and/or participate in neighborhood meetings. Please see the
attached RMC 4-8-090A for the complete neighborhood meeting requirements.
Public Information Sign – Public Information Signs are required for all Type II and Type III
Land Use Permits (Administrative Conditional Use permit and Hearing Examiner Site Plan
Approval, respectively), 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 applicant is solely
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responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
Public Outreach Sign – Projects estimated by the City to have a monetary value equal to
or greater than $10,000,000 require the applicant to install a public outreach sign. Public
outreach signs are intended to supplement information provided by public information
signs by allowing an applicant to develop a personalized promotional message for the
proposed development. The sign is also intended to provide the public with a better
sense of proposed development by displaying a colored rendering of the project and
other required or discretionary information that lends greater understanding of the
project. See the Public Outreach sign handout for more information and specifications.
Impact Fees: In addition to the applicable building and construction fees, the following impact
fees would be required prior to the issuance of building permits. The noted fee calculations are
for 2020.
A Fire impact fee currently assessed at $964.53 per new dwelling unit and $1.25 per
square foot of retail.
A Transportation impact fee assessed at $4,836.31 per new apartment unit and as
determined by City per current ITE Manual for the retail space.
A Renton School District Impact Fee currently assessed at $2,455.00 per new multi-
family dwelling unit. Plus a 5% service fee.
A Parks Impact Fee currently assessed at $2,676.89 per new dwelling unit.
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 shall have the
application materials pre-screened prior to submitting the complete application package. Please
contact Jill Ding at jding@rentonwa.gov.
Expiration: Site plan and conditional use permit approval are valid for two years with a possible
two-year extension. It is the responsibility of the applicant to monitor the expiration date.