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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000258.pdf1 PRE-APPLICATION MEETING FOR Vision House PRE23-000258 CITY OF RENTON Department of Com munity & Economic Development Planning Division August 17, 2023 Contact Information: Planner: Alex Morganroth, 425 -430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer : Huy Huy nh, 425-430-7384, hhuynhrentonwa.gov Fire Prevention Reviewer: Cor ey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425 -430-7290, 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 and schedule an appointment with the project manager to have it pre -screened before making all of the required copies. 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/o r concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director , Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: August 8, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Vision House Apartments 1. The fire flow requirement is 3,250 gpm. A minimum of four fire hydrants are required. One within 150- feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sp rinkler systems. Existing hydrants may be counted toward the requirements if they meet the current code. A looped water main is required for all fire flows over 2,500 gpm. Existing water mains appear adequate to satisfy the looped main requirement. One new fire hydrant may be needed to satisfy the hydrant needed within 50-feet of the fire department connection. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family unit. No fee for parking garage areas. This fee is paid at the 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 departm ent. 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 all buildings . Fire lane signage required for the on -site roadways. The required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20 feet wide and fully paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. 5. If this facility is equipped with an elevator, it shall be sized to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 15th, 2023 TO: Alex Morganroth, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: Vision House Phase IV XXX Bremerton Avenue NE PRE23-00258 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) 1023059086. 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 Highlands 565 Pressure Zone. 2. There is an existing 12-inch water main located Bremerton Ave NE that can deliver a maximum flow capacity of 5,000 GPM (see water plan No. W-191002). 3. There is an existing 12-in water main located on the East side of the property that can deliver a maximum flow capacity of 4,800 GPM (see water plan No. W-202906). The KC recording num ber is 20050512002401. 4. There is an existing 10-inch water main within an easement on the adjacent property to the west (tax parcel 1023059085) that can deliver a maximum flow capacity of 3,250 GPM (see water plan No. W-310704). 5. The static water pressure from the above water mains is approximately 67 psi at ground elevation of 410 feet. 6. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development including the use of a fire sprinkler system is 3,250 gpm. Per city codes, a looped water main around the building is required when the fire flow demand is above 2,500 GPM. 7. The following water main improvements will be required for the development: • Installation of a 10-inch water main within a 15-ft wide easement along the north, east, and south of the proposed building connecting to the existing 10-inch water main on the adjacent property to the west and to an existing 12-inch water stub at the northwest corner of the adjacent property to the east (tax parcel 1023059012). • Installation of additional 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 sprinkle r system fire department connection (FDC) 4 • Installation of a fire sprinkler stub with a double check detector assembly (DCDA). 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 separate water service and domestic water meter for each 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 me ter 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 b uilding exterior wall. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) is required if applicable. 8. 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 mains. 9. Please note that the conceptual architectural drawings do not provide adequate room to install a looped water main around the building. The ap plicant needs to demonstrate a looped water main can be installed around the building. Additional easements may be required to connect the new water main to the existing water mains within the adjacent properties on both sides of the development. 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 General Design and Construction Standards for Water Main Extensions 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 m aintenance of the water main. 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 2023 Development Fees Document on the City’s w ebsite. 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 $4,850 per 1 in meter, $24,250 per 1-1/2 in service, $38,800 per 2 in service and $77,600 per 3 in service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 in meter, $4,605 per 1-1/2” service, and $4,735 per 2 in serv ice. • Drop-in meter fee is $400 per ¾” meter, $460 per 1” meter and $750 per 1-1/2” meter • The full fee schedule can be found at: https://edocs.rentonwa.gov /Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in Bremerton Ave NE (see record drawing S-191012). 3. There is an 8-inch gravity wastewater main located in parcel 1023059054 (see record d rawing S-310703). 4. There is an 8-inch gravity wastewater main located on the East side of the parcel (see record drawing S - 302902). 5. An oil/water separator will be required for connecting the covered parking garage to sewer. If the garage cannot achieve 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 5 6. A grease interceptor is required if there is a commercial kitchen. 7. Any on site sewer mains or lift stations shall be private and conform to the standards in RMC 4 -6-040 and City of Renton Standard Details 8. A conceptual utility plan will be required as part of the land use application for the subject development 9. 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 p roject. Current fees can be found in the 2023 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 SDC fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2” meter, $29,200 per 2 in 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=10067864&dbid=1&repo=CityofRenton SURFACE WATER 1. The re is an existing 12 in storm main at parcel 1023059054 with an easement (KC recording number 20050822000003) R-31070D 2. There are two existing 12 in storm mains on Bremerton Ave NE (see recording drawing R -31070D and R- 191008) 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this si te. A drainage study complying with the 2022 RSWDM may be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area (Matching Forest Conditions). The site falls within the Lower Cedar River and Maplewood Creek sub -basin. 4. Critical areas on site that may affect stormwater review include regulated (steep) slopes. 5. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton St andard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton . 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water q uality vault. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On -site BMPs shall be evaluated as described in Section C.1.3 of the 2022 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 ap plication. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on -site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion con trol and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided 10. 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 current SDC fee for a SFR is $0.92 per sq ft b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton . 6 TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. The proposed parce l 1023059086 do not front public ROW. At this time, no public improvement or dedication would be required. 2. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 -6-090. 3. Refer to City code 4-4-080 regarding driveway re gulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 8%. The administrator may allow a driveway to exceed eight percent (8%) slopes but no more than fifteen percent (15%) slopw. To exceed 15% slope, a variance from the administrator is required. c. The width of any driveway shall not exceed thirty feet (30’) exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway 4. Joint use driveways are allowed for access up to 2 lots provid ed that each lot abuts a public right-of-way. Refer to the shared driveway requirements as outlined in RMC 4 -4-080I. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. 5. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 6. Street lighting is required for a project that consists of 4 or less residential units. See RMC 4 -6-060 for street lighting requirements. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2023 transportation impact fee is $7,750.02 per dwelling. b. Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour Person Vehicle Trip is $8,031.94 c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton 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 struc ture 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: 7 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 2023 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 17, 2023 TO: Pre -Application File No. PRE23-000258 FROM: Alex Morganroth, Senior Planner SUBJECT: Vision House Parcel #1023059086 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 mad e 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 project site is located at an unaddressed parcel (APN 1023059086) between Duvall Ave NE and Bremerton Ave NE with no direct access to a public street (landlocked). The project site totals approximately 53,578 sq. ft. (1.23 acres) in area and is located within the Commercial Arterial (CA) zone and Urban Design District D. The proposal includes the redevelopment of the site which is currently developed with a gravel su rface parking area and tot lot. The two parcels to the west (APN 1023059066 and 1023059065) and the subject site are under common ownership. The two adjacent parcels are currently developed with a two -story wood frame apartment building constructed in 2004. The applicant proposes the construction of a three (3) story residential structure to include twenty -four (24) attached units on the second and third floors consisting of two (2) and three (3) bedrooms in each unit. The first floor consists of two manage rs offices, common restrooms, and approximately 14,200 sq. ft. of structured parking. The applicant proposes to access the site via an existing private driveway off of Bremerton Ave NE that crosses both parcels to the west of the project site (APN 1023059066 and 1023059065). The applicant proposes approximately 31 structured parking stalls and 25 surface parking stalls. According to COR Maps, sensitive slopes are located on the site. An offsite wetlands and a Type Ns stream are located on the adjacent parc el to the east (APN 1023059012). Although not indicated in the submittal materials, based on recent aerial photography, multiple trees on the site would likely require removal. Current Use: Currently the site is developed with a gravel surface parking area and tot lot. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and the Urban Design District D overlay. Commercial & Mixed Use designations are areas with established c ommercial and office areas near princip al arterials. Residential uses are allowed as part of mixed -use developments, and the designation supports new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into 9 business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high -volume traffic corridors. Residential uses may be integrated into the zone through mixed -use buildings. Residential Units Attached dwelling units are permitted uses in the CA zone provided the buildings are part of horizontal (only allowed if adjacent to a residential zone) or vertical mixed-use development. Option 1 – Vertical Mixed Use: The dwelling units shall be integrated into a vertically mixed use building with ground floor commercial and are subject to the Residential Mixed Use Development Standards (RMC 4-4-150). Option 2 – Horizontal Mixed Use: Allowed on CA zoned sites that abut a residential zone , at least one vertically mixed-use building is constructed along the street frontage(s) with a minimum of two (2) residential stories above commercial, the standalone residential building(s) are sited closest to the abutting residential zone . Requirements f or both options - 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'). No residential uses are allowed on the ground floor along any street frontage. Compliance with the ground floor commercial requirements would verified at the time of formal land use application. Commercial uses in residential mixed -use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro -breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. As currently designed, the project does not include any commercial component and therefore does not comply with requirements for developing attached dwelling units in the CA zone. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site is comprised of one parcel that totals approximately 1.23 acres in area, which exceeds the minimum lot size requirement. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Compliance with this requirement would be verified at the time of formal land use review. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. The minimum setback may be reduced if certain criteria are met. See RMC 4-2-120C.16. Maximum Front Yard 20 ft. The maximum setback may be increased if certain criteria are met. See RMC 4-2-120C.15. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced if certain criteria are met. See RMC 4-2-120C.16. Maximum Secondary Front Yard 20 ft. The maximum setback may be increased if certain criteria are met. See RMC 4-2-120C.15 Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. 10 Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. The drawings submitted by the applicant did not clearly identify the property lines and therefore proposed setbacks could not be determined. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal applica tion. Gross Floor Area – There is no minimum re quirement for gross floor area. Building Height – The maximum building height permitted in the CA zone is 50 feet , except 70 ft. for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. The height of the proposed building was not indicated on the plans, but t he proposed three-story structure would likley comply with the height requirements permitted in the CA zone. At the time of formal application the applicant would be required to provide elevation data to verify the project does not impact the FAR Part 77 surface area (only if any changes to the building height or footprint are proposed). Additionally, a disclosure notice shall be placed on the land title relating to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval where aviation overflight or noise sensitive activities may occur within the Airport Influence Area an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 180 feet. 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. Surface parking lots with 100 or more parking spaces are required to provide 35 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4-070F Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). . Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breas t height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percen t (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. 11 A conceptual landscape plan and landscape analysis meeting the req uirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use submittal. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Tree Preservation – When significant trees (greater than 6 -inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two : Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non -native trees. 12 Priority Three: Alders and cottonwoods shall be retained when all other trees have been eval uated 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. If any trees are located onsite, a formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Screening - All surface mounted or rooftop -operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4 -4-095. Fences/Retaining Walls - Within commercial zones the maximum height of any fence, hedge, or retain ing wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage lands cape requirements per RMC 4-4-070F1, the site shall be brought into conformance. Parking – The following ratios would be applicable to the site: Use Proposed U se Ratio Required Spaces Attached Dwellings, Flats 24 units Min: 1 space per dwelling unit Max: 1.75 spaces per dwelling unit 24 min, 42 max Based on the plans provided, it is unclear whether or not the proposal complies with the parking requirements. Additional parking would be required for the commercial portion of the project (currently unknown). Modification of either the minimum or maximum number of parking stalls for a specific development requ ires written approval from the Department of Community and Economic Development . i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and park ing standards of nearby cities. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250 The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the s paces in the surface parking lots. 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 appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. 13 The proposal would be required to provi de bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for customers. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right -of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route . Please review RMC 4-4-080F.11.b for further general and specific bicycle parking standards. Refuse and Recycling Areas - Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. For multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a combined total minimum area of 80 square feet. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use application. Access: Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than on e (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Joint use driveways reduce the number of curb cuts along individual streets and t hereby improve safety and reduce congestion while providing for additional on -street parking opportunities. Joint use driveways should be encouraged when feasible and appropriate, particularly when there is existing underutilized parking proximate to a subject site. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. The site currently has access via a driveway off of Bremerton Ave NE that crosses the two parcels to the west under common ownership. The applicant is proposing to take access via this existing driveway. A connection shall be provided for site -to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access to the parcel north of the site is not feasible due to the presence of multiple buildings near the property line . The available options for site access to the west and east would be evaluated through Site Plan Review. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design that is unique and urban in characte r, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate . The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘D’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian -only courtyard. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one -half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 3. At least one of the following design elements shall be used to promote a transition to surrounding uses: Building proportions, including step -backs on uppe r levels in accordance with the surrounding planned and existing land use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and tr ansition with existing development. 14 4. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self -closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or s ome combination of the three . 5. Parking shall be located so that no surface parking is located between a building and the front property line and shall be located so that i t is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 6. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets 7. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 8. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. 9. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 10. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 11. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided. Upper level common decks, patios, terraces, or roof gardens and spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the devel opment. 12. 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. 13. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Compliance with these standards would be verified during formal land use review. Critical Areas: According to COR Maps, sensitive slopes are present on the site . A geotechnical report for the site may be required to be prepared and submitted with the land use application. A wetlands and Type Ns stream are located off site to the southeast. The buffers of both may extend onto the project site and therefore a wetlands a nd stream analysis prepared by a qualified professional is required to be submitted with the land use application. Environmental Review: The construction of more than nine (9) units is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citize n of the community, or another entity having standing for an appeal. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compat ibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criter ia for site plan approval are itemized in RMC 4-9-200E.3. Permit Requirements: The proposed project would require Administrative Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2023 15 application fees include $3,030.00 for Site Plan Review, $1,800.00 for SEPA Review, and a 5% technology fee . All fees are subject to change . Any modifications requested would require an additional $290 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submit tal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standar ds can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 . 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 Land Use Permits, Site Plan (Administrative), as classified by RMC 4-8-080. Public Inf ormation 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 specific ations provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Outreach Sign: Public Outreach Signs are required for projects with an estimated value equal or greater than ten million dollars ($10,000,000). 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 information that lends greater understan ding of the project. 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 t he neighbors regarding the project. The neighborhood meeting shall occur 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. Meetings may also be held virtually upon approval from the Current Planning Project Manager. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required p rior to the issuance of building permits: • A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed. • A Transportation Mitigation Fee based on the fee established in the ITE manual would be required. • A Renton School District Impact fee based on the rate established in the Renton Fee Schedule would be assessed. • A Park Impact fee based on the rate established in the Renton Fee Schedule would be assessed. Note: When the formal applicatio n materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth , Senior Planner at 425-430-7219 or amorganroth @rentonwa.gov for an appointment. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the origin al application may grant a single two -year extension. The approval body may require a public hearing for such extension.