HomeMy WebLinkAboutPRE22-000055 (CO Nguyen Mixed Use Development) Meeting SummaryPREAPPLICATION MEETING FOR
Nguyen Mixed Use Development
9656 and 9662 S Carr Rd, Renton, WA 98055
PRE22-000055
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 17, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@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:March 17, 2022
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Nguyen Mixed Use Development
1. The fire flow requirement is 2,500 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. A looped
water main is required for all fire flows over 2,500 gpm. A minimum of one new fire
hydrant will be required in front of the new building. Fire flow will be reduced to 1,500
gpm if the building is over 7 stories as then it becomes a high rise and requires all Type I
construction.
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 fees for parking garage
areas. This fee is paid at time of building permit issuance.
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. No on-site fire access roadways are necessary.
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.
7. If the project exceeds 7 stories, it shall comply to all applicable high-rise requirements of
the International Building and Fire Codes, 2018 editions.
8. Local fire code section for other high-rise requirements. 914.3.7 Air replenishment
systems. All high-rise buildings shall be equipped with an approved rescue air
replenishment system. The system shall provide an adequate pressurized fresh air supply
through a permanent piping system for the replenishment of portable life sustaining air
equipment carried by Fire and Emergency Services Department, rescue and other
personnel in the performance of their duties. Location of access stations, as well as
installation and maintenance of the air replenishment systems, shall meet the
requirements as determined by the Fire Code Official. A specifications document for the
construction of air replenishing systems that conforms to the breathing equipment used
by the Renton Fire and Emergency Services Department will be made available by the Fire
Code Official.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 17, 2022
June 20, 2011
TO:Clark Close, Senior Planner
FROM:Yong Qi, Development Engineer
SUBJECT:Nguyen Mixed Use Development
9656 and 9662 S Carr Rd, Renton, WA
PRE22-000055
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 # Nos:
7616800230 & 7616800220. 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 Talbot Hill 350 Pressure Zone.
2. There is an existing 12-inch water main (Record Dwg: W-05990E) located on the west side of 98
th
Ave S, which is connected to another 12-inch water main located on the south side of S Carr Road
(Record Dwg: W-05990F). The water main can deliver a maximum flow rate of 3,400 gallons per
minute. The static water pressure is approximately 87 psi at ground elevation 150 feet.
3. There is an existing fire hydrant adjacent to the southeast corner of the site (Hydrant ID No. HYD-
S-00419). Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements.
4. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development will include but not limit to
the items that follow:
a. If the fire flow exceeds 2,500 gpm, a looped water main will be required around the proposed
building.
b. Additional on-site water main extensions may be required to provide water service to on-site
hydrants, fire sprinkler stubs, and domestic water meters.
c. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between
sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe.
d. The location and number of fire hydrants will be determined by the RRFA based on the final
fire flow demand and final site plan.
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e. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for
backflow prevention to the building.
f. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria.
g. Installation of a domestic water meter with a double check valve assembly (DCVA) behind the
meter.
h. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. 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 2021 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 structural cannot be installed over the water main unless the water main is
installed inside a steel casing.
7. The development is subject to 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 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.
a. Water service installation charges for each proposed domestic water service is applicable.
Water service installation is $2,875 per 1-inch service line, $4,605 per 1-1/2-inch service line,
and $4,735 per 2-inch service line and the Contractor will provide the materials and will install
the service line and water meters.
b. Drop-in meter fee is $460 per 1-inch meter, $750 per 1-1/2-inch meter, and $950 per 2-inch
meter.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
Sewer
1. Sewer service is provided by City of Renton.
2. There is an existing concrete 6” side sewer stub to the property (Record Dwg: S-288801). This
existing side sewer can provide gravity sewer service to the entire site however, it would need
to be lined prior to connection of the proposed building. There is also an existing 18’’ concrete
King County sewer main within 98th Ave S to the east of the project site.
3. All new building side sewers shall be a minimum of 6” and shall run at a slope of 2% to the
sewer main.
4. Drainage from all parking under cover shall be routed to the sanitary sewer system after
passing through a City approved oil/water separator.
5. If a commercial kitchen is proposed as part of any commercial space, a grease interceptor will
be required. The grease interceptor shall be sized based on drainage fixtures units in
accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC).
The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall
be located on site so that is accessible for routine maintenance.
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6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. 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.
a. The current sewer fee is $3,500 per 1-inch meter, and $ 17,500 per 1-1/2-inch meter.
b. Final determination of applicable fees will be made after the water meter size has
been determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=C
ityofRenton
Surface water
1. There is a 12-inch corrugated metal storm main (Record Dwg: R-189703) and associated catch
basins within the S Carr Road to the south of the project site. The project slopes from east to
west with an overall elevation difference of approximately 20 feet.
2. Critical areas are present onsite or adjacent to the site that may affect stormwater review.
The site contains steep slope hazard areas for sensitive slopes on the southwest and is
adjacent to a landslide hazard area.
3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this
site falls within Flow Control Duration Standard area (matching Forested site conditions). The
project site is located in the Black River Basin and Panther Creek sub basin.
4. Drainage report and drainage plans based on 2017 RSWDM are required to be provided.
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 2017 RSWDM.
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. Special inspection from
the building department is required.
6. Any new storm conveyance installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and
existing conditions for any offsite tributary areas.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extend 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 appliable to the project. The final drainage plan and drainage report must be submitted
with the utility construction permit construction.
8. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show
if the site is suitable or unsuitable for infiltration.
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9. Erosion control measures to meet the City requirements shall be provided.
10. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of
Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&
dbid=0&repo=CityofRenton.
12. The development is subject to a surface water system development charge (SDC) fee. Fees
will be charged based on the rate at the time of construction permit issuance.
a. The 2022 Surface water system development fee is $0.84 per square foot of new
impervious surface, but no less than $2,100.00.
b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/
Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet
the City’s Complete Streets Standards.
a. S Carr Road is classified as a Principal Arterial Road. Existing right of way (ROW) width is
approximately 80 feet. To meet the City’s complete street standards for principal arterial
streets, minimum ROW width is 91 feet. Half street improvements as taken from the ROW
centerline will be required and include a pavement width of 27 feet (2-11-ft travel lanes, plus
a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, 2-ft minimum clearance
between sidewalk and property line, street trees and storm drainage improvements.
Approximately 5.5-foot ROW dedication would be required depending on final survey.
b. 98
th Ave S to the east of the project site is classified as a residential access street with an
existing right-of-way (ROW) width of approximately 50 feet with an existing paved width of
approximately 28 feet. To meet the City’s complete street standards for Residential Access
streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060, half street
improvements as taken from the ROW centerline will be required and include a minimum 13-
foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk,
street trees and storm drainage improvements. Approximately 1.5-foot ROW dedication
would be required depending on final survey.
2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
3. Drive aisles should meet the standards found in RMC 4-4-080. Per RMC 4-4-080, the minimum
width of a two-way drive aisle is 24’ with 90-degree parking.
4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. Parking lot construction shall be in accordance with City code 4-4-80G. Street lighting and street
trees are required to meet current city standards. Lighting plans are required to be submitted
with the land use application and will be reviewed during the construction utility permit review.
7. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal.
If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact
analysis will be required.
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8. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2022 transportation impact fee for net new pm peak
hour vehicle trips is $7,145.85 per trip.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements: http://rentonwa.gov/business/
default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. 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 fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000055\Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 17, 2022
TO:Pre-Application File No. 22-000055
FROM:Clark H. Close, Senior Planner
SUBJECT:Nguyen Mixed Use Development – 9656 and 9662 S Carr Rd,
Renton, WA 98055
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, and City Council). Review comments may also
need to be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of the
Renton Municipal Code. The Development Regulations are available online at
www.rentonwa.gov.
Project Proposal: The proposed project site (“Site”) consists of two (2) parcels (APNs 761680-
0230 and -0220) at 9656 and 9662 S Carr Rd. Based on King County Department of Assessments,
the Site area totals approximately 23,340 square feet (0.54 acres). The Site is located at the
corner of S Carr Rd and 98th Ave S and is in the Commercial Office (CO) zone, Urban Design
District D Overlay, and Commercial & Mixed Use (CMU) land use designation. The proposed
project would include a mixed use building with five levels of apartment style flats for senior
housing, a multi-level structured parking garage within the building, and retail and lobby space
on the main floor. The site is current vacant and the topography slopes from east to west with
an overall elevation difference of approximately 20 feet. According to the City of Renton (COR)
Maps, the Site contains regulated slopes (less than 40%).
Current Use: Current use of the Site is vacant undeveloped land.
Comprehensive Plan/Zoning Requirements: The property is located within the Commercial &
Mixed Use (CMU) land use designation and Commercial Office (CO) zoning classification. The
purpose of the CO zone is to provide areas appropriate for professional, administrative, and
business offices and related uses, offering high-quality and amenity work environments. In
addition, a mix of limited retail and service uses may be allowed to primarily support other uses
within the zone, subject to special conditions. Limited light industrial activities, which can
effectively blend in with an office environment, are allowed, as are medical institutions and
related uses. Below are some highlighted uses and requirements for the site:
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Attached dwelling – Flats: An allowed use in the CO zone through a Planned Urban
Development pursuant to RMC 4-9-150, Planned Urban Development Regulations, and
in conformance with the following:
1. Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located
within one-quarter (1/4) mile (as the crow flies) of at least one of the following:
a. Bus Stop: An official bus service stop that offers levels of service
comparable to all of the following:
i. Service at least every ten (10) minutes during peak morning and
evening travel times;
ii. Fifteen (15) minute service during off-peak periods;
iii. Scheduled service for late night/early mornings; or
iv. Full service seven (7) days a week.
2. Mixed Use Building: Dwelling units are allowed only within a vertically mixed use
building with ground floor commercial and a minimum of eight (8) stories that is
designed and developed pursuant to RMC 4-4-150, Residential Mixed Use
Development Standards. Commercial uses on the ground floor shall be limited
to retail sales, on-site services, eating and drinking establishments, taverns,
daycares, preschools, indoor recreational facilities, pet daycares, craft
distilleries/small wineries/micro-breweries with tasting rooms and similar uses
as determined by the Administrator.
3. Structured Parking: Required parking for the dwelling units shall be provided
entirely within an attached structured parking facility. If not provided within a
structured parking garage, surface parking lots serving commercial uses shall be
located to the rear and/or side of the building.
4. Prohibited Locations: The lot shall not be located within one thousand feet
(1,000') of an adult retail or entertainment business located within the City of
Renton.
Retail sales: A permitted use in the CO zone and allowed outright in the Employment
Area (EA) land use designation.
Parking garage, structured, commercial or public: A permitted use in the CO zone.
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 “CO standards” herein). These standards are available on the City’s website. Please
refer to the applicable footnotes in the RMC when applying these development standards to
your proposal.
CO Development Standards
Minimum Lot Size for lots
created after July 11, 1993
25,000 sq. ft.
Minimum Lot Width/Depth
for lots created after July
None
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11, 1993
Maximum Lot Coverage for
Buildings
65% of total lot area or 75% if parking is provided within the
building or within a parking garage.
Minimum Net Residential
Density
75 dwelling units per net acre.
Maximum Net Residential
Density
150 dwelling units per net acre. Density may be increased up
to 250 dwelling units per net acre subject to conditional use
permit approval.
Minimum Front Yard Residential Mixed Use Buildings: 0 ft.
Maximum Front Yard Residential Mixed Use Buildings: 15 ft.
Minimum Secondary Front
Yard
Residential Mixed Use Buildings: 0 ft.
Maximum Secondary Front
Yard
Residential Mixed Use Buildings: 15 ft.
Minimum Rear Yard and
Minimum Side Yard
None required, except, 15 ft. if abutting a lot zoned
residential.
Maximum Building Height 250 ft.
Pedestrian Access (General) A pedestrian connection shall be provided from a public
entrance to the street, unless the Reviewing Official
determines that the requirement would unduly endanger the
pedestrian.
Refuse or Recycling (Size,
Location, and Screening)
See RMC 4-4-090
Parking and Loading
(General)
See RMC 4-4-080 and RMC 10-10-13
Required Location for
Parking
N/A
Residential Mixed Use Development Standards: The project would be subject to RMC 4-4-150,
“Residential Mixed Use Development Standards” effective at the time of complete application.
The purpose is to ensure that all development is consistent with the goals, objectives and
policies of the Comprehensive Plan and provide development standards for integrated
residential and commercial development within the same building or on the same parcel or
contiguous group of parcels. In the CO zone, a minimum of 40% of the gross ground floor area of
all buildings on site containing dwelling units shall be developed with commercial square
footage. Ground floor commercial space shall be 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;
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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.
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 façade. The Administrator may allow the lobby
façade 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 façade is
generally proportional to the increased depth of commercial space. Compliance with the
residential mixed use development standards would be verified at the time of formal land use
application review.
Density: Minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a
maximum of 150 du/ac. Density may be increased up to 250 dwelling units per net acre subject
to conditional use permit approval. A density bonus may be granted for developments that
satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. The applicant is
proposing a six (6) story building above grade with five (5) floors of residential. As a permitted
use requirement, mixed use buildings with ground floor commercial and residential
development are allowed only within a minimum of eight (8) story building that is designed
and developed pursuant to RMC 4-4-150. Compliance with density allowances would be
verified at the time of formal land use application review.
Minimum Lot Size, Width and Depth: The minimum lot size in the CO zone is 25,000 square feet
for lots created after July 11, 1993. There are no minimum requirements for lot width or depth
for lots created after July 11, 1993 within the CO zone. The applicant would be required to
complete a lot combination as part of the proposed development of the site.
Building Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within a parking garage. The applicant is
proposing a multi-level structured parking garage within the building. Compliance with the
building coverage requirements would be verified at the time of formal land use application
review.
Building Setbacks: Setbacks are the distance between the building and the property line or any
private access easement or tract. Setback requirements for residential mixed use buildings in
the CO zone are as follows: 0-15 feet minimum front yard and 0-15 feet minimum secondary
front yard. There is no minimum or maximum rear or side yard setbacks unless the property
abuts a residential zoned property, where the setback along residentially zoned properties is 15
feet. The proposal abuts three (3) residential zoned properties to the north and west and would
be subject to a minimum 15-foot setback where the site abuts these residential zoned
properties. The applicant is proposing one (1) new building with a 10-foot side yard setback to
the north, a 15-foot side yard setback to the west, an 8-foot front yard setback to S Carr Rd,
and a 5-foot secondary front yard setback to 98th Ave SE. In addition, the submitted materials
identify the location of the proposed building located over the existing property line.
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Compliance with building setback requirements would be verified at the time of formal land
use application review.
Gross Floor Area: There is no minimum requirement for gross floor area.
Building Height: Maximum building height in the CO zone is 250 feet. The maximum building
height when a lot is abutting a lot designated as residential is 20 feet more than the maximum
height allowed in the abutting residential zone. The Site abuts three (3) residential properties
zoned Residential-8 (R-8). The maximum wall plate height in the R-8 zone is 24 feet. Roofs with a
pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. The proposed new structures appear to exceed the maximum
building height requirements of the CO zone given the property abuts a residential zone.
However, in approving a planned urban development, the City may modify any of the
standards of chapter 4-2 RMC. For example, the building height to comply with the permitted
use requirement for attached dwelling units in the CO zone. Compliance with the building
height standards would be required to be demonstrated in the land use application.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. If applicable, the application would need to include elevations and
details for the proposed methods of screening. No mechanical or utility equipment was
identified in the submitted materials. See RMC 4-4-095, Screening and Storage
Height/Location Limitations for specific requirements.
Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and
other nonresidential uses shall provide onsite refuse and recyclables deposit areas and
collection points for collection of refuse and recyclables. Refuse and recycling areas need to
meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For multi-family, a
minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences
shall be provided for recyclables deposit areas and a minimum of three (3) square feet per
dwelling unit shall be provided for refuse deposit areas. 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.
Architectural design of the enclosures shall be consistent with the design of the primary
building. Enclosures for outdoor refuse or recyclables deposit areas/collection points and
separate buildings used primarily to contain a refuse or recyclables deposit area/collection point
shall have gate openings at least twelve feet (12') wide for haulers. The submitted material did
not identify a refuse and recycling enclosure area. Refuse and recycling areas would need to
be identified in 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.
Landscaping: Compliance with the landscape standards is required with conversions of vacant
land. Except for critical areas, all portions of the development area not covered by structures,
required parking, access, circulation or service areas, must be landscaped with native, drought-
resistant vegetative cover. Any landscaping area shall be a minimum of five feet (5’) in width. An
underground sprinkling system shall be required to be installed and maintained for all
landscaped areas. The submitted material did not identify landscaping onsite. A conceptual
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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.
Street Trees and Planter Landscaping: Minimum planting strip widths between the curb and
sidewalk are established according to the street development standards of RMC 4-6-060. Street
trees and, at a minimum, groundcover shall be planted within planting strips. Please see RMC 4-
4-070.L.2 for additional planter strip ground cover standards.
Street Frontage Landscaping: 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. Compliance with street frontage landscaping
would be verified at the time of formal land use application review.
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:
Commercial Activities Outside of the Center Downtown Zone
Use Area (SF) or
Number of Units Ratio Required
Spaces
Retail sales
and wholesale
retail sales:
TBD A minimum and maximum of 2.5 per 1,000
square feet of net floor area, except
wholesale retail sales, which is allowed a
maximum of 5.0 per 1,000 square feet of
net floor area if shared and/or structured
parking is provided.
TBD
Attached
dwellings:
TBD 1 per dwelling unit is required. A maximum
of 1.75 per dwelling unit is allowed.
TBD
The applicant is proposing approximately 45 stalls within the building. The applicant would be
required, at the time of formal land use application, to provide detailed parking information
(i.e. stall and drive aisle dimensions) and calculations of the subject site. The parking analysis
would be based on the square footage of uses proposed and the total number of attached
dwelling units.
It should be noted that the parking regulations specify standard stall dimensions. Structured
parking stalls must be a minimum of seven feet, six inches (7'6") in width by twelve feet (12') in
length, measured along both sides for stalls designed at less than forty five degrees (45°). A stall
shall be a minimum of thirteen feet (13') in length, for stalls designed at forty five degrees (45°)
or greater. See RMC 4-4-080 for more information.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The minimum required number of
accessible spaces is two spaces when the total required parking is between 26 and 50 total
parking spaces.
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
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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.
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.
Fences/Walls: The location of all fences and/or walls must be designated on the conceptual
landscape plan. A retaining wall that is four feet (4’) or taller, as measured by the vertical
distance from the bottom of the footing to the finish grade at the top of the wall, 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. A fence taller than seven feet (7') shall require a building permit (six feet (6’)
per building code) or a written exemption from the Building Official. A property owner wishing
to vary the height restrictions or placement of a fence on a lot may make written application to
the Planning Division for an administrative review from height restrictions. For more
information about fences refer to RMC 4-4-040.
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. Currently, 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 (please note that tree
regulations (D-197) are proposed to change this year that would require properties subject to
active land development permits to retain a minimum of thirty percent (30%) of all significant
trees on site). 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:
o 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.
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o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
o 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.
Lighting: Light fixtures should be non-glare to minimize the impact onto adjacent and abutting
properties. Methods of controlling spillover light include, but are not limited to, limits on the
height of light structure, limits on light levels of fixtures, light shields, and screening. Lighting
should include timers or other switches to ensure that lights are extinguished when not in use.
The applicant would be required to provide a conceptual lighting plan at the time of formal
land use application review. In addition, see the standards found in RMC 4-4-075 Lighting,
Exterior On-site.
Access & Location of Parking Stalls: Access to the Site would be from 98th Ave S. No driveways
shall be constructed in such a manner as to be a hazard to any existing street lighting standard,
utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or
conditions (RMC 4-4-080I). The location of all ingress and egress driveways shall be subject to
approval through site plan review. Street improvements, including, curbs, gutter and sidewalk,
are required along the frontage of the property. Whenever a new construction in excess of
$150,000 occurs, code requires installation of street frontage improvements (RMC 4-6-060).
Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties.
Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required.
The purpose of the urban design regulations is to implement policies established in the Land Use
Element of the Comprehensive Plan. See RMC 4-3-100, Urban Design Regulations for
requirements.
Urban Design Standards: Compliance with Urban Design Regulations, District ‘D’, 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 facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
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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 facades shall include modulation or articulation at intervals of no more than
forty feet (40').
Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width.
Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided. These elements shall be a minimum of four and
one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the
building facade facing the street, a maximum height of fifteen feet (15') above the
ground elevation, and no lower than eight feet (8') above ground level.
Upper portions of building facades shall have clear windows with visibility into and out
of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be fifty
percent (50%).
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 facade 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.
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: According to City of Renton (COR) Maps, the Site contains regulated slopes (less
than 40%). A geotechnical analysis for the site is required. The analysis needs to assess soil
conditions and detail construction measures to assure building stability.
Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) review 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.
Planned Urban Development Regulations: Attached dwelling – Flats are allowed use in the CO
zone through a Planned Urban Development. 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,
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. Final planned urban development approval would be
required prior to submitting building and construction permits. The applicant may request that
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review and decision on the preliminary plan and final plan be merged in one decision per RMC
4-9-150H.1. See RMC 4-9-150 for additional requirements.
Land Use Permit Requirements: The proposed project would require Planned Urban
Development and Environmental ‘SEPA’ Review. The 2022 land use application fees would be as
follows: Hearing Examiner Site Plan Review ($3,800), Planned Urban Development (Preliminary
Plan $5,410), Environmental (SEPA) Review ($1,600). A 5% technology fee would also be
assessed 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 Site Plan
submittal checklist and Preliminary Planned Urban Development submittal checklist. 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.
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. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Public Outreach Sign: Planned urban development projects 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:
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A Fire impact fee based on the rate established by the Renton Fire Authority would be
assessed based on the use. For example, fire impact fee is assessed at $964.53 per new
multi-family dwelling unit;
A transportation impact fee for new multi-family dwelling unit is assessed at $6,717.10
per new unit;
Renton School District Impact Fee assessed at $4,737 per new multi-family dwelling unit
(+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a;
and
Parks Impact Fee currently assessed at $1,977.62 (5 or more units) per new dwelling
unit.
A handout listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
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: Upon preliminary planned urban development approval, the
approval is valid for two (2) years with a possible two-year extension. It is the responsibility of
the owner to monitor the expiration date.
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PRELIMINARY SITE PLAN
MARY NGUYEN SITE DATA:PROJECT TEAM:BSBL DISTANCES:SURVEY LEGENDNORTH
9'-0"
20'-0"
26STANDARD
24STANDARD
28STANDARD
23STANDARD
25STANDARD
27STANDARD
29STANDARD
30STANDARD
31STANDARD32ADA
33ADA34ADA
22STANDARD
21STANDARD
20STANDARD
19STANDARD
18STANDARD
17STANDARD
16STANDARD
15STANDARD
14STANDARD
13STANDARD
12STANDARD
11STANDARD
10STANDARD
9STANDARD
8STANDARD
7STANDARD6STANDARD5STANDARD
4ADA
3PARALLEL
2PARALLEL
1PARALLEL ELEV LOBBYSTAIR #1STAI
R #2PARKING LEVEL 1
8'-0"
1 50
1 48
1 46
1 52
154
156
1561541521501 44
140138142144146RETAIL SPACE
LANDSCAPE PLANTER
LANDSCAPE PLANTER
8'-0"
9'-0"
15'-0"
RESIDENTIAL
LOBBY
STAIR #1 STAI
R #24
5
FT @ 5
%
(2.
2
5
FT D
R
OP)
9'-0"
8'-6"
8'-6"
8'-6"
8'-6"
8'-6"
8'-6"
8'-6"
8'-6"
9'-0"
6'-6"
RETAIL
LOBBY
LEVEL 1
10'-0"
RESIDENTIAL
(7,975sf)
RESIDENTIAL
LOBBY
STAIR #1STAI
R #2R E S I D E N T I A L
C O O R I D OR
RESIDENTIAL COORIDORBALCONYBALCONYRESIDENTIAL
(5,290 sf)
LEVEL 2 THRU 6
SOUTH ELEVATION
SOUTH ELEVATION
SOUTH AND EAST ELEVATIONS
NORTH AND WEST ELEVATIONS
NORTH AND WEST ELEVATIONS
SOUTH ELEVATION
SOUTH AND EAST ELEVATIONS
NORTH AND EAST ELEVATIONS
NORTH AND WEST ELEVATIONS WITH ROOFTOP
ROOFTOP