HomeMy WebLinkAboutPRE21-000415 (UC 800 Garden Mixed Use) Meeting SummaryPREAPPLICATION MEETING FOR
800 Garden Mixed Use (2)
800 Garden Ave N, Renton, WA 98055
PRE21-000415
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 16, 2021
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call or email
and schedule an appointment with the assigned planner to have the documents pre-
screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:December 16, 2021
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Bay West – 800 Garden Mixed Use
1. The fire flow requirement is 2,750 gpm. Three fire hydrants are required. One within 150-
feet and two within 300-feet of the proposed building. One hydrant is required within 50-feet of
all fire department connections for standpipe and sprinkler systems. Existing hydrants may be
counted toward the requirements if they meet current code. Fire hydrants shall meet maximum
spacing requirements of 300-feet on center. A looped water main is required for all fire flows
over 2,500 gpm.
2. Fire impact fees are applicable at the rate of $964.53 per multi-family units, retail is $1.25
per square foot and $0.26 per square foot of office space. No fee for parking garage areas. This
fee is paid at time of building permit issuance. Credit is due for the area of existing building
removed.
3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout
the building. Separate plans and permits required by the fire department. Direct outside access
is required to the fire sprinkler riser room. Fully addressable and full detection is required for the
fire alarm system.
4. Fire department apparatus access roadways are required within 150-feet of all points on
the building. Fire lane signage required for any on site roadways. Required turning radius are 25-
feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall
support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is
13-feet, 6-inches. Fire lane signage required per code.
5. This facility shall be equipped with an elevator to meet the size requirements for a
bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance.
Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If
inadequate, the building shall be enhanced with amplification equipment in order to meet
minimum coverage. Separate plans and permits are required for any proposed amplification
systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 16, 2021
TO:Clark Close, Senior Planner
FROM:Nathan Janders, Plan Reviewer
SUBJECT:800 Garden Mixed Use Building
800 Garden Ave N
PRE21-000415
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
0823059217. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Kennydale 320 Pressure Zone.
2. The static water pressure is approximately 120 psi at ground elevation of 32 feet.
3. There is an existing 12-inch water main located in Garden Ave N that can deliver a maximum flow
capacity of 4,800 GPM (see water plan No. W-011003).
4. There is an existing 12-inch water main located in N 8
th St that can deliver a maximum flow capacity
of 4,800 GPM (see water plan No. W-011003).
5. There is an existing 12-inch water main within an easement (KC recording number 20041223001308)
on the parcel that can deliver a maximum flow capacity of 4,800 GPM (see water plan No. W-274904).
6. There are six existing fire hydrants within 300 feet of the property and three existing hydrants on the
property.
7. There is an existing 2-inch domestic water service, an existing 6-inch fire water service and an existing
1-inch irrigation water service serving the existing property.
8. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development, including the use of a fire sprinkler system, is 2,750 gpm. Per City code a looped water
main is required around the development when the fire flow demand exceeds 2,500 gpm.
9. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
Installation of an on-site looped 12-inch water main along the easterly and northerly sides of
the entire development connecting the existing 12-inch water mains in Garden Ave N and N
8th St. The existing 12-inch water main on private property may be used to help facilitate the
loop or decommissioned as needed. Those portions of the existing line that are located under
the proposed building must be decommissioned. The sections of existing on-site water mains
impacted by the new development shall be decommissioned and removed after the
completion of the new water mains. The applicant shall request the city to grant a partial
release of the existing easement for the portions of the existing water mains that will be
removed.
A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required from
the building foundation to the new water main.
The existing water main must be protected during the demolition of the existing building
and construction of the new development.
Installation of a separate water service and meter for the residential portion of each new
building. The sizing of the meter shall be in accordance with the most recent edition of the
Uniform Plumbing Code. All residential domestic water meters shall have a double check valve
assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA
may be located inside the building if the location is pre-approved by the City Plan Reviewer
and City Water Utility Department. The backflow prevention assembly must be located
adjacent to and behind a building exterior wall.
Installation of a separate water meter for the commercial portion of each new building. All
commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA)
installed behind the meter on private property per City Standards. The RPBA shall be installed
inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be
located inside the building if a drainage outlet for the relief valve is provided and the location
is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow
prevention assembly must be located adjacent to and behind a building exterior wall.
Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan
no 320.4. The meter vault shall be located within public ROW or within an easement on
private property.
Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
Per the Uniform Plumbing Code a pressure reducing valve (PRV) is required downstream of
the water meter(s) because the water pressure is over 80 psi.
Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required
for backflow prevention to each building. The sizing of the fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be
installed on the private property in an outside underground vault per City Standard Plan
360.2. The DCDA may be installed inside the building if it meets the conditions per City
Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA
inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The
backflow prevention assembly must be located adjacent to and behind a building exterior
wall.
Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC).
10. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton Water Design Standards
and Details as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and
vertical separations between the new water main and other utilities (storm sewer pipes and vaults,
sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the
water main. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is installed inside a steel casing.
11. A conceptual utility plan will be required as part of the land use application for the subject
development.
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 2022 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch meter, $36,000
per 2-inch meter and $72,000 per 3-inch meter.
Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service,
$4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied
and the Contractor will provide the materials and will install the service line and water meter.
Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-
inch meter.
A credit will be applied to the existing service if abandoned.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 21-inch gravity wastewater main located in N 8
th St (see record drawing S-016805).
3. There is an existing 8-inch gravity wastewater main located in Garden Ave N (see record drawing S-
235701).
4. There is an existing 6-inch side sewer serving the parcel (see record drawing S-294503).
5. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses. The existing stubs can be CCTV’d and if found acceptable to the
sewer department, can be re-used if the size/locations are compatible with the proposed use/building
layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton
Standard Details.
6. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub-
terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant
may need to install an internal pump to bring the basement garage flows to the surface level for
gravity drain to the side sewer.
7. A grease interceptor is required if there is a commercial kitchen.
8. If connecting to the existing 8-inch main in Garden Ave N a capacity analysis may be required.
9. Any on site storm mains or lift stations shall be private and conform to the standards in RMC 4-6-040
and City of Renton Standard Details.
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
2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch meter,
$28,000 per 2-inch meter, and $56,000 per 3-inch meter.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRento
n
Surface Water
1. There is an existing 72-inch stormwater main within an easement (KC recording number
198809230146) on the west side of the parcel (no record drawing available) that routes Johns Creek,
a non-fish seasonal creek, around the parcel.
2. There is an existing 42-inch stormwater main in N 8
th St (see record drawing TED-4002448)
3. There is an existing 48-inch stormwater main in Garden Ave N (no record drawing available).
4. There are two, private, on site conveyance systems discharging to the southwest and northwest of
the parcel (see record project TED4002945).
5. 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 East Lake Washington drainage basin.
6. 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
7. 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.
8. 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.
9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3.
10. Erosion control measures to meet the City requirements shall be provided.
11. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
The 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000.
The proposed project fronts Garden Ave N to the west, N 8th St to the south and private property on
all other sides.
Garden Ave N is classified as a Minor Arterial street with an existing right-of-way (ROW) width
of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial
streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of
street improvements as taken from the ROW centerline shall be required and include a
minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an
8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements.
Dedication of approximately 15.5 feet will be required pending final survey.
i. Applicants proposal indicates street parking. Street parking is allowed with an
additional 8 feet of dedication and curb bulb outs. Dedication of approximately 23.5
feet will be required.
N 8th St is classified as a Minor Arterial street with an existing right-of-way (ROW) width of
approximately 70 feet, however the road is not centered and there is approximately 30 feet
of ROW on the project side of the centerline. To meet the City’s complete street standards
for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC
4-6-060 half of street improvements as taken from the ROW centerline shall be required and
include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting
strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements.
Dedication of approximately 15.5 feet will be required pending final survey.
i. However, WSDOT has plans to install an HOV connection to I-405 on N 8
th St. Current
design, on the project side of the ROW centerline, includes a 37 foot paved road.
Street improvements, from the back of roadway, would include a 0.5 foot curb, an 8
foot planting strip, an 8 foot sidewalk, 2 foot clear space, storm drainage and street
trees. Dedication of approximately 23.5 feet will be required pending final survey.
2. 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.
There shall be no more than one driveway for each 165-feet of street frontage.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. 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.
5. 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.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
The 2022 transportation impact fee for apartments is $6,717.10 per dwelling.
The 2022 transportation impact fee for a supermarket is $65.81 per square foot.
Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85
per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
The property contains an existing retail store and will receive credit for the demolition.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000415
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 16, 2021
TO:Pre-Application File No. 21-000415
FROM:Clark H. Close, Senior Planner
SUBJECT:800 Garden Mixed Use (2) – 800 Garden Ave N (APN 0823059217)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, and City Council). Review
comments may also need to be revised based on site planning and other design changes required
by City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available for purchase
for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: Bay West Development and Carrier Johnson + Culture are proposing a mixed
use apartment community at 800 Garden Ave N (Parcel No. 0823059217). The proposal includes
demolishing the existing one-story retail building (formerly Fry’s Electronics) and associated
improvements to construct three (3) new seven- and/or eight-story mixed use buildings in three
(3) phases. Building A (Phase 1) would include five (5) stories of attached residential over three
(3) levels of structured parking, residential amenity/lobby space, and/or retail/grocery space;
Buildings B and C (Phases 2 and 3) would include five (5) stories of attached residential over two
(2) levels of structured parking, residential amenity/lobby space, and/or retail/commercial space.
The three (3) phases are proposed from north to south across the property. The project would
include approximately 1,223 total units between the three phases (Phase 1: 419 units, Phase 2:
412 units, and Phase 3: 392 units). In addition, the applicant is proposing approximately 1,566
residential, 125 commercial parking spaces, and 28 visitor parking spaces within three separate
buildings as well as approximately 30 proposed on-street parallel parking spaces for a total of
1,749 parking spaces. The project would include a two-story residential amenity/lobby space
(approx. 12,833 square feet), retail/grocery space (approx. 13,500 square feet), and
retail/commercial space (approx. 24,560 square feet) at ground level along Garden Ave N
approximately 60 feet to 90 feet deep. The upper levels in all buildings would have residential
units in five (5) stories surrounding an exterior courtyard. In addition, the site would include a
landscaped pedestrian plaza space at the main corner intersection of N 8th St and Garden Ave N.
both streets and a 70-foot-wide pedestrian-friendly 'paseos' between the buildings at grade. The
11.52-acre parcel is located in the Urban Center-2 (UC-2) zone and the Urban Design District ‘C’
800 Garden Mixed Use (2)
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Overlay. Access to the parcel is proposed via Garden Ave N and N 8th St with a fire loop around
the proposed set of buildings. According to City of Renton (COR) Maps, high seismic hazard areas
are located on the subject property.
Current Use: The subject site contains a 1-story 151,840 gross square foot retail building (Big Box)
with surface parking, landscaping, and various street frontage improvements along Garden Ave N
and N 8th St associated with previous site development.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Urban Center-2 (UC-2) Zoning Designations” effective at the time of complete
application (noted as “UC-2 standards” herein). These standards are available on the City’s
website.
The property is also located within Urban Design District ‘C’, and therefore subject to additional
design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in
terms of landscaping, building design, signage, and street furniture.
Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation,
the Urban Center (UC) zoning designation. Attached dwelling units are a permitted use in the
UC-2 zone provided the residential use is not within one thousand feet (1,000') of the centerline
of Renton Municipal Airport runway (the property is located more than 4,000 feet from the
centerline of the runway). In addition, attached dwelling units are permitted subject to the
following conditions and standards in addition to RMC 4-4-150, 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 (“lobby facade” for the purposes of this Section), is limited to thirty five
percent (35%) of the overall facade along any street frontage or the primary facade. The
Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth
of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the
increased percentage of lobby facade is generally proportional to the increased depth of
commercial space.
Commercial Area Requirement: A vertically mixed-use building with ground floor
commercial is required in in the UC-2 zone. Where dwelling units are proposed, the
development must provide a minimum of 20% of gross commercial square footage
equivalent to a percentage of the gross ground floor area of all buildings on site containing
residential dwelling units. The applicant is proposing a reduction in the amount of
required retail/commercial space in exchange for providing a landscaped plaza. A Planned
Urban Development may modify any of the standards of chapter 4-4 RMC from
commercial space standards. Compliance with commercial area requirements would be
determined through the formal land use review process.
Ground Floor Commercial Space Standards: At a minimum, the development shall
include ground floor commercial space along any street frontage or, in the absence of
street frontage, along the primary façade of the building in conformance with the
following standards:
a.A minimum average depth of thirty feet (30') and no less than twenty feet (20')
at any given point;
800 Garden Mixed Use (2)
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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.
Commercial Uses: Commercial uses in residential mixed-use developments are limited to
retail sales (such as grocery stores), 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.
Retail sales are a permitted use in the UC-2 zone provided the following conditions are met:
All development shall be architecturally and functionally integrated into the overall
mixed-use development. Buildings shall be mixed use except for retail buildings with more
than seventy five thousand (75,000) square feet, structured parking, and a maximum
building footprint of sixty five thousand (65,000) square feet, or structures smaller than
five thousand (5,000) square feet; and
In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated via
Master Plan or a similar document approved by the City, shall have ground-floor
commercial uses. Where required, commercial space shall be provided on the ground
floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth
may be permitted through the site plan review process, provided no portion of the depth
is reduced to less than twenty feet (20'). All commercial space on the ground floor shall
have a minimum floor-to-ceiling height of fifteen feet (15').
Density: The density range allowed in the UC-2 is a minimum of 85 dwelling units per net acre
(du/ac) up to a maximum of 150 du/ac. A density bonus may be granted for developments that
satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. The area of public and
private streets and critical areas would be deducted from the gross site area to determine the
“net” site area prior to calculating density. It is unclear exactly how much area would be required
to be dedicated for right-of-way for the frontage improvements and frontage dedication;
therefore, the net density of the site could not be calculated. A Density Worksheet would be
required at the time of formal application. A 1,223-unit proposal would result in a gross density
of 106.2 dwelling units per net acre (du/ac) (1,223 units / 11.52 acres = 106.2 du/ac), which would
comply with the density range requirements of the UC-2 zone. The applicant would be required
to demonstrate compliance with the density range of the UC-2 zone using net density
calculations at the time of formal application.
Minimum Lot Size, Width and Depth – The minimum lot size required for new lots created after
November 10, 2004 is 25 acres. Minimum lot size can be amended through Master Plan per RMC
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4-9-200. There are no minimum width or depth requirements for non-residential plats. No
subdivision is proposed. The applicant is considering a lot subdivision that would allow each
phase to be on its own parcel. Compliance with this requirement would be determined at the
time of formal land use review.
Lot Coverage – The maximum building coverage permitted in the UC-2 zone is 90% of the lot area
or 100% if parking is provided within the building. The applicant is proposing to phase and
potentially subdivide the redevelopment of the former Fry’s site. Compliance with the building
coverage requirements would be verified at the time of formal land use application review.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the UC-2 zone are as follows: minimum 15-foot front
and secondary front yard; maximum 20-foot front and secondary front yard; and no minimum
rear or side yard. The applicant is proposing three (3) new buildings. Each building is proposing
a reduced front yard setback along the street frontage (Buildings A and B a zero-foot (0’) along
Garden Ave N and Building C a zero-foot (0’) setback along N 8th St). A Planned Urban
Development may modify any of the standards of chapter 4-2 RMC related from setback
requirements. Compliance with setback requirements would be determined through the formal
land use review process.
UC Zones Architectural Requirement: Buildings that are immediately adjacent to or abutting a
public park, open space, or trail shall incorporate building articulation and textural variety, in
addition to at least one of the following features:
a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or
b. Provide at least one architectural projection for each dwelling unit of not less than two feet
(2') from the wall plane and not less than four feet (4') wide; or
c. Provide vertical and horizontal modulation of roof lines and facades of not less than two
feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard
that adds interest and quality to the project.
Building Height – The maximum building height permitted in the UC-2 zone is 10 stories along
primary and secondary arterials and 6 stories along residential/minor collectors. 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. The project site abuts Garden Ave N and N 8th St; therefore, a maximum height of 10
stories would be permitted. The applicant is proposing a structure with an overall roof height of
eight (8) stories or 85 feet. The proposed mixed-use building complies with the maximum
building height of the UC-2 zone. Compliance with this requirement would be verified during the
formal land use review process.
Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought-resistant
vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages,
with the exception of areas for required walkways and driveways and those zones with building
setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required
where buildings are not located.
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Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. New landscaping is proposed throughout the Site. A conceptual landscape plan
and landscape analysis meeting the requirements in RMC 4-8-120.D.12, shall be submitted at
the time of formal land use application review. A reduction in landscaping and setback
requirements along the street frontage would be proposed as part of a Planned Urban
Development permit application. All modifications would be considered simultaneously as part
of the planned urban development.
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 Retention/ Land Clearing (Tree
Inventory) Plan, arborist report, and tree retention worksheet shall be provided with the land use
application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least
10 percent (10%) of significant trees and indicate how proposed building footprints would be sited
to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a).
Tree retention standards shall be applied to the developable area of a property (i.e., land within
critical areas and their buffers, public rights-of-way, private PUD streets, shared driveways, and
public trails shall be excluded). If the number to be retained includes a fraction of a tree, any
amount equal to or greater than one-half (1/2) tree shall be rounded up. 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 twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated
for retention and are not able to be retained, unless the alders and/or cottonwoods are used as
part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch
caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new
trees to replace each protected tree removed. An inventory, retention plan, and arborist report
would be required with the application if significant trees are to be removed.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The master site plan application will need to include elevations and details
for the proposed methods of screening. See RMC 4-4-095, Screening and Storage
Height/Location Limitations for specific requirements.
Fences/Hedges/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’) or
a fence taller than seven feet (7’) would require a building permit. Any part of a yard that is within
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a clear vision area has a limited fence, hedge, or retaining wall height of 42-inches. A fence shall
not be constructed on top of a retaining wall unless the total combined height of the retaining
wall and the fence does not exceed the allowed height of a standalone fence. New or existing
fencing would need to comply with the fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences, hedges, and retaining walls. Fence, hedge, and retaining wall regulations were recently
amended under Ordinance No. 6047: D-192 - Fence Regulations.
Parking: Parking, docking, and loading areas for truck traffic shall be off-street and screened from
view of abutting public streets. The following parking ratios would be applicable to the site:
Use Square
Footage of Use Ratio Required
Spaces
Commercial
Activities (Retail
sales)
38,060 SF A minimum and maximum of 2.5 per 1,000
square feet of net floor area.
95
Attached
dwellings
1,273,811 SF
(1,223 units)
1 per dwelling unit is required. A maximum
of 1.75 per dwelling unit is allowed.
1,223 to
2,140
The applicant is proposing to remove the existing surface parking and replace the existing
parking with structured parking. The applicant is proposing 1,566 residential, 125 commercial,
and 28 onsite visitor parking spaces (1,719 total onsite parking stalls). The applicant will be
required, at the time of formal land use application, to provide analysis detailing parking
information (i.e. stall and drive aisle dimensions) and calculations of the subject site. The
parking analysis would be based on the square footage of uses proposed, and the total number
of attached dwelling units.
It should be noted that the parking regulations specify standard stall dimensions. Structured
parking stall must be a minimum of fifteen feet (15') in length and a minimum of eight feet, four
inches (8'4") in width. A stall shall be a minimum of sixteen feet (16') 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. Compact parking stall size for structured parking must be a minimum of a minimum of twelve
feet (12') in length, measured along both sides for stalls designed at less than forty five degrees
(45°) and a minimum of seven feet, six inches (7'6") in width. A stall shall be a minimum of thirteen
feet (13') in length, for stalls designed at forty five degrees (45°) or greater. The maximum number
of compact spaces shall not exceed fifty percent (50%). Please refer to parking, loading and
driveway regulations (RMC 4-4-080) for additional information. Compliance with this
requirement would be verified during the formal land use review process.
General Parking Location:
On a Pedestrian-Oriented Street – Parking shall not be located between buildings and pedestrian-
oriented streets unless located within a structured parking garage.
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On Other Arterials, Local Streets, and Internal Streets – All residential parking shall be structured
parking except parking required for guests. Parking for all uses shall be located consistent with
RMC 4-3-100, Urban Design Regulations. Site planning must demonstrate feasible future location
of structured parking to accommodate infill development.
Bicycle Parking – Bicycle parking shall be provided for all residential developments that exceed
five (5) residential units and/or all non-residential developments that exceed four thousand
(4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the
required bicycle parking for the site shall be the sum of the required parking for the individual
uses. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of
required off-street vehicle parking spaces for all uses except attached dwellings. Attached
dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Please review
RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further general parking and specific bicycle parking
requirements. Bicycle parking must be shown on the land use application submittal materials.
Loading Space Required: Adequate permanent off-street loading space shall be provided if the
activities require deliveries to it or shipments from it. Loading space shall be in addition to
required off-street parking spaces.
No portion of a vehicle taking part in loading or unloading activities shall project into a public
street or alley. Ingress and egress points from public rights-of-way at designated driveways shall
be designed and located in such a manner as to preclude off-site or on-street maneuvering of
vehicles.
Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear
maneuvering area in front of each door. Buildings which utilize ground level service or loading
doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. The conceptual
site plan shows three (3) access driveways to the lot. The first from the existing signalized
intersection of Garden Ave N and N 10th St, a second at the existing driveway access near the
southeast corner of the lot from N 8th St, and a third between Buildings A and B on Garden Ave
N. Parking entry into the structured garage is proposed near the southwest and northeast corners
of Building A, at the northwest and southeast corners of Building B, and at the northeast corner
of Building C.
Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where
topographically feasible, to allow a smooth flow of traffic across abutting UC zoned lots without
the need to use a street. Access may comprise the aisle between rows of parking stalls but is not
allowed between a building and a public street. Site-to-site connection is provided at the access
with Lowe’s to the north. Compliance with vehicular connections would be further analyzed at
the time of land use application.
Pedestrian – A pedestrian connection shall be provided from all public entrances to the street, to
provide direct, clear and separate pedestrian walks from sidewalks to building entries and
internally from buildings to abutting properties. Compliance with pedestrian pathways and
connections would be further analyzed at the time of land use application.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for
location, signage, screening, and setbacks for collection areas and specific requirements. The
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requirements for multi-family residences is a minimum of one and one-half (1-1/2) square feet
per dwelling unit for recyclables deposit areas, except where the development is participating in
a City-sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A
total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit
areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units.
In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square
feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of
ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas. In manufacturing and other nonresidential
developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6)
square feet per one thousand (1,000) square feet of building gross floor area shall be provided for
refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas. See RMC 4-4-090 for additional information and standards.
Based on a gross floor retail area of 38,060 square feet, a minimum of 190 square feet would be
needed for recyclables area and a minimum of 381 square feet would be needed for refuse.
Based on a multi-family development of 1,223 units, a minimum of 1,835 square feet would be
needed for recyclables area and a minimum of 3,669 square feet would be needed for refuse.
Based on a gross floor area of 12,833 square feet of residential lobby and amenity space, a
minimum of 39 square feet would be needed for recyclables area and a minimum of 77 square
feet would be needed for refuse. The submitted materials identified several refuse and recycling
enclosure areas within the structure parking ground floor level. Refuse and recycling areas
would need to be identified in detail on the land use application that meet the minimum size,
screening, location, and other standards in RMC 4-4-090. Compliance with the refuse and
recycling standards (general and Urban Design) would be reviewed with the land use
application.
Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is required.
See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards
outlined in the regulations.
A primary entrance of each building shall be located on the façade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk, and
include human-scale elements.
Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
The entry to the parking garage shall be located away from the primary street, to either
the side or rear of the building.
Parking garages at grade shall include screening or be enclosed from view with treatment
such as walls, decorative grilles, trellis with landscaping, or a combination of treatments.
Mixed use residential shall provide common open space and/or recreation areas at
minimum, fifty (50) square feet per unit. The common space area shall be aggregated to
provide usable area(s) for residents, such as a plaza created to be a fully usable area
accessible to all residents of the development.
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The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
along the sidewalk is minimally impeded.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
All building façades shall include measures to reduce the apparent scale of the building
and add visual interest. Examples include modulation, articulation, defined entrances,
and display windows.
All buildings shall be articulated with one or more of the following: defined entry features;
bay windows and/or balconies; roof line features; or other features as approved by the
Administrator.
On any façade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor façade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation). Where windows or storefronts occur, they must principally contain clear
glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited.
For properties located east of Garden Ave N, applicants must demonstrate how their
project appropriately provides transitions to existing industrial uses.
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: A high seismic hazard area is mapped over the site. A geotechnical report shall be
provided by a qualified professional. The study shall demonstrate that the proposal will not
increase the threat of the geological hazard to adjacent properties beyond the pre-development
conditions, the proposal will not adversely impact other critical areas, and the development can
be safely accommodated on the site. In addition, the study shall assess soil conditions and detail
construction measures to assure building stability. It is the applicant’s responsibility to ascertain
whether any critical areas or environmental concerns are present on the subject property prior
to site development or building construction.
Environmental Review: The 1,223-unit proposed project would be subject to Washington State
Environmental Policy Act (SEPA) review due based on the scope of the proposed development.
Therefore, an environmental checklist is a submittal requirement. An environmental
determination would be made by the Renton Environmental Review Committee.
Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad
level and provide guidance for development projects with multiple buildings on a single large site.
The master plan process allows for analysis of overall project concepts and phasing as well as
review of how the major project elements work together to implement City goals and policies.
Master plan review allows for consideration and mitigation of cumulative impacts from large-
scale development and allows for coordination with City capital improvement planning. Master
plan review should occur at an early stage in the development of a project, when the scale,
intensity and layout of a project are known. Master plan review is required for all phased
development projects.
Planned Urban Development Regulations: There are two (2) principal purposes of the planned
urban development regulations. First, it is the purpose of these regulations to preserve and
protect natural features of the land. Second, it is also the purpose of these regulations to
encourage innovation and creativity in the development of residential, business, manufacturing,
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or mixed use developments by permitting a variety in the type, design, and arrangement of
structures and improvements. In approving a planned urban development, the City may modify
any of the standards of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and
chapter 4-7 RMC, except for code provisions restricted from modification under RMC 4-9-150.B.3.
Applicants must demonstrate that a proposed development is in compliance with the
Comprehensive Plan, that the proposed development will be superior to that which would result
without a planned urban development, and that the development would not be unduly
detrimental to surrounding properties. See RMC 4-9-150 for additional requirements.
Permit Requirements: The proposed project would require Hearing Examiner Master Plan Review
(for phased development projects), Environmental ‘SEPA’ Review, and Planned Urban
Development. All land use permits would be processed within an estimated time frame of 12
weeks. The 2022 application fees would be as follows: Master Plan Review ($3,800),
Environmental (SEPA) Review ($1,600), and Planned Urban Development (Preliminary Plan
$5,410). Any modification requests to code standards are $260.00 per modification. There is an
additional 5% technology fee at the time of land use application. All fees are subject to change
prior to submittal.
Detailed information regarding the land use application submittal can be found on the Master
Site Plan Review submittal checklist, Preliminary Planned Urban Development submittal checklist,
or other informational applications and handouts can be found on the City’s Digital Records
Library. The City requires electronic plan submittal for all applications. Please refer to the City’s
Electronic File Standards.
In addition to the required land use permits, separate construction and building permits would
be required. Subsequent to final planned urban development approval, a planned urban
development may also be subdivided by the binding site plan process. See RMC 4-7-230, Binding
Site Plans for more information.
Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use
Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public
of potential land development, specific permits/actions being considered by the City, and to
facilitate timely and effective public participation in the review process. The applicant must follow
the specifications provided in the public information sign handout. The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated
with the sign.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application
meeting and before submittal of applicable permit applications. Due to Covid-19, meetings are
held via web-based conference sponsored by the applicant. The applicant is required to mail a
written notice announcing the neighborhood meeting to property owners within 300-feet of the
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subject property. The meeting notice shall provide a phone-in option for the meeting and a
Frequently Asked Questions sheet for proposed development. The neighborhood meeting is
intended to be a developer-neighborhood interaction. City staff members are not required to
attend and/or participate in neighborhood meetings. Please see RMC 4-8-090A for the complete
neighborhood meeting requirements.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater
than $10,000,000 require the applicant to install a public outreach sign. Public outreach signs are
intended to supplement information provided by public information signs by allowing an
applicant to develop a personalized promotional message for the proposed development. The
sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information that
lends greater understanding of the project.
Impact Fees: In addition to the applicable building and construction fees, impact fees would be
required. Fees change periodically and the fees in effect at the time of building permit issuance
would apply. For informational purposes, the 2022 impact fees are as follows:
Fire Impact Fee currently assessed at $964.53 per new multi-family dwelling unit;
Transportation Impact Fee assessed at $6,717.10 per new multi-family dwelling unit;
Renton School District Impact Fee assessed at $4,737.00 per new multi-family dwelling unit
(+5% administrative fee); and
Parks Impact Fee currently assessed at $1,977.62 (5 or more units) per new multi-family
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
materials pre-screened prior to submitting the complete application package. Please contact Clark
Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials
and subsequent land use application.
Expiration and Extensions: The Administrator may grant master plan approval for large projects
planned to be developed or redeveloped in phases over a period of years exceeding the five (5)
year time limit. Such approval shall include clearly defined phases and specific time limits for each
phase and a determination of eligibility for any extensions of the time limits. It is the responsibility
of the owner to monitor the expiration date.
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FRY'S
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SIDEWALK
EXISTING CURB
FUTURE CURB
N 8TH STN 8TH STG A R D E N A V E N
PARK AVE NN 7TH STPARK AVE NN 10TH STN 10TH STH O U S ER W A Y N
N 10TH PLN 10TH PLN SOUTHPORT DRLOGAN AVE NNE SUNSET BLVD4 0 5 40 5SUNSET BLVD NEPROJECT SITETRUCK COMPANYFUTURE TOP GULFTARGETDICK'S SPORTING GOODSTHE LANDINGAPARTMENTSLOWE'SW AR EH O U S E S
BOEING FIELDNOTE: ALL USES NOT SPECIALLY IDENTIFIED ARE PRE SINGLE FAMILY RESIDENCESSURFACE PARKINGSURFACE PARKINGSURFACE PARKINGEXISTINGFRY'SBUILDING1" = 400'-0" 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USEVICINITY MAPPRE 0.0411.17.2021
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(c) 2021 Transoft Solutions, Inc. All rights reserved.WB-67AASHTO 2018 (US)(c) 2021 Transoft Solutions, Inc. All rights reserved.WB-67AASHTO 2018 (US)(c) 2021 Transoft Solutions, Inc. Al l rights reserved.WB-67AASHTO 2018 (US)(c) 2021 Transoft Solutions, Inc. All rights reserved.308' - 0"70' - 0"303' - 8"70' - 0"355' - 8 3/16"60' - 0"GARDEN AVE NN 8TH STINTERIOR DRIVING LANERAILROADRESIDENTIALPARKINGENTRYRESIDENTIALPARKINGENTRYRESIDENTIALPARKINGENTRYRETAIL PARKINGACCESSPARKINGACCESSRETAIL PARKING ACCESSGROCERYLOADINGPROPERTY LINEDEDICATIONLINEPHASE 1 / BUILDING A: 110,682.75 SF PHASE 2 / BUILDING B : 110,661.42 SF PHASE 3 / BUILDING C : 107,351.67 SF LOADINGTRASHDRIVEWAY ACCESSPLAZA GREENPEDESTRIANPLAZAPEDESTRIANPLAZATARGETPARKING LOTTARGET13' - 0"LOWESPARKING LOTUP UP UP SW4' - 6"RETAIL /COMMERCIAL9,068 SFRETAIL /COMMERCIAL5,000 SFRETAIL /COMMERCIAL5,492 SF6' - 9 3/8"42' - 4 1/4"30' - 6"13' - 0"48'13' - 0"SIDEWALK8' - 0"PLNT STRIP8' - 0"SIDE WALK10'RETAIL / GROCER13,500 SFAMENITY / LOBBY4,833 SF142' - 1 3/4"RES / LOBBY4,000 SFRETAIL /COMMERCIAL5,000 SFRES / LOBBY4,000 SF364' - 6"DEDICATION15' - 6"90' - 0"147' - 7 1/4"DEDICATION23' - 6"CLEAR ZONE8' - 0"DOGWASH B.O.HRESIDENTIALTRASH ROOMUTUTB.O.HBIKE B.O.H TRASH TRASH TRASH TRASH 1PRE 4.002PRE 4.001PRE 4.0171' - 0"BIKES BIKE60' - 0"B.O.H DOGWASH B.O.H BIKES LOBBY DOGWASH LOBBY B.O.HBIKESMAILLOBBY B.O.H 1" = 100'-0" 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USESITE PLAN / LEVEL 1 PLANPRE 1.0011.17.2021
OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWB.O.HB.O.HB.O.HAMENITY2700 SFB.O.H.LOBBYB.O.H.B.O.H.RAMP DN.RAMP DN.RAMP DN.LOBBYLOBBYLOBBYLOBBYB.O.H.B.O.HTENANT STORAGETENANT STORAGEB.O.HLOBBYB.O.H.PARKING PARKING PARKING308' - 0"303' - 8"355' - 8 3/16"364' - 6"1" = 100'-0" 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USEFLOOR PLAN - LEVEL 2PRE 2.0011.17.2021
POOL 53 X 25SPA 15 X 15POOL 53 X 25SPA 15 X 15TENANT STORAGE / B.O.H.LOBBYB.O.H.B.O.H.COURTYARD12,494 SFCOURTYARD13,224 SFCOURTYARD13,181 SFCOURTYARD9,830 SFFITNESS1,500 SFCLUBROOM1,500 SFRRWKRMFITNESS1,477 SFCLUBROOM1,710 SFRRWKRMRAMP DN.308' - 0"303' - 8"364' - 6"355' - 8 3/16"PARKING18' - 0"30' - 0"26' - 0"34' - 0"41' - 0"STUDIO540 SF1A780 SF2A1020 SF3A1230 SFAs indicated 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USEFLOOR PLAN - LEVEL 3PRE 2.011" = 100'-0" 11.17.2021
POOL 50 X 25SPA 15 X 15OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWFITNESS1,500 SFCLUBROOM1,500 SFRRWKRMCOURTYARD13,050 SFCOURTYARD12,966 SF308' - 0"303' - 8"355' - 8 3/16"364' - 6"18' - 0"30' - 0"26' - 0"34' - 0"41' - 0"STUDIO540 SF1A780 SF2A1020 SF3A1230 SFAs indicated 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USEFLOOR PLAN - LEVEL 4 - 7PRE 2.021" = 100'-0" 11.17.2021
ROOF OF BUILDING BROOF OF BUILDING C308' - 0"303' - 8"355' - 8 3/16"364' - 6"18' - 0"30' - 0"26' - 0"34' - 0"41' - 0"STUDIO540 SF1A780 SF2A1020 SF3A1230 SFAs indicated 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USEFLOOR PLAN - LEVEL 8PRE 2.031" = 100'-0" 11.17.2021
LEVEL 1A / GRADE PLANE34.00LEVEL 2A45.00LEVEL 4A66.00LEVEL 5A76.00LEVEL 3A55.00LEVEL 6A86.00LEVEL 7A96.00LEVEL 8A106.00ROOF A117.00LOWEST POINT F.D.A32.00MAX.IBC.BD.HT.LIMIT119.00MX.FDA.HT.LIMIT107.00COURT YARDCOURT YARD11' - 0" 10' - 0" 11' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 11' - 0"21' - 0"RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALPARKINGPARKINGRETAIL / GROCER83' - 0"RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL74' - 0"PARKING85' - 0"75' - 0"2PRE 4.014A10LEVEL 1B35.00LEVEL 2B46.00LEVEL 3B56.00LEVEL 4B67.00LEVEL 5B77.00LEVEL 6B87.00LEVEL 7B97.00ROOF B107.00COURTYARDRESIDENTIALRETAIL / COMMERCIALCOURTYARD21' - 0"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"10' - 0"11' - 0"72' - 0"RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALPARKINGPARKINGRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL2PRE 4.011/32" = 1'-0" 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USEBUILDING SECTIONSPRE 4.00SECTION - PHASE 1 / BUILDING ASECTION - PHASE 2 / BUILDING B11.17.2021
LEVEL 1C35.00LEVEL 2C46.00LEVEL 3C56.00LEVEL 4C67.00LEVEL 5C77.00LEVEL 6C87.00LEVEL 7C97.00ROOF C107.00COURTYARDRESIDENTIALRETAIL / COMMERCIALCOURTYARDRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALPARKINGPARKING21' - 0"10' - 0"10' - 0"10' - 0"10' - 0"11' - 0"10' - 0"11' - 0"72' - 0"RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL2PRE 4.011PRE 4.002PRE 4.001PRE 4.01RESPARKINGPARKINGPARKINGCOURTYARDCOURTYARDPARKINGPARKINGCOURTYARDPARKINGPARKINGRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESRESLEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5LEVEL 6LEVEL 7LEVEL 8ROOF ALEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5LEVEL 6LEVEL 7ROOF PHASE 1 / BUILDING A / 8 STORIESPHASE 2 / BUILDING B / 7 STORIESPHASE 3 / BUILDING C / 7 STORIESAs indicated 11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USEBUILDING SECTIONSPRE 4.01SECTION - PHASE 3 / BUILDING C1/32" = 1'-0" 11.17.2021
11.16.2021PRE-APPLICATION SUBMITTAL800 GARDEN MIXED USECIVIL SITE PLANQSK 4.01QSK 4.01QSK 4.01QSK 4.01CSK 0111.17.2021