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HomeMy WebLinkAboutPRE_StaffComments_230824_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Tobin St. Shop & Garage 108 Tobin St (APN 7229300005) PRE23-000237 August 24, 2023 Contact Information: Planner: Andrew Van Gordon, 425-430-7286 avangordon@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 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/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: August 9, 2023 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Tobin Repair Garage 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. It appears the existing fire hydrants will meet the minimum requirements. One hydrant is required within 50-feet of the fire sprinkler fire department connection. 2. Fire impact fees are applicable at the rate of $0.15 per square foot of repair area and $1.25 for retail space. This fee is paid at the time of building permit issuance. Credit is due for the removal of the existing building. 3. An approved fire sprinkler and fire alarm system is required throughout the building as it exceeds the threshold of 5,000 square feet for fire sprinklers and 3,000 square feet for fire alarm systems. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150- feet of all points on all buildings. Existing city streets will meet minimum fire apparatus access requirements. 5. Separate plans and permits are required for the installation of any aboveground combustible fluid tanks and pressurized piping systems by the fire department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 24, 2023 June 20, 2011 TO: Andrew Van Gordon, Planner FROM: Yong Qi, Development Engineer SUBJECT: Tobin Street Shop & Garage 108 S Tobin St PRE23-000237 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 7229300005. 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 Valley 196 hydraulic zone. 2. There is an existing 3/4” water service serving the existing home on the southern portion of the site (Facility ID No. LAT-015546). 3. There is an existing 12” water main in S. Tobin Street (Record Dwg: W-002009) that can deliver a maximum flowrate of 5,600 gpm. The approximate static water pressure is 72 psi at a ground elevation of 30’. 4. There is an existing 8” water main in Lake Ave S (Record Dwg: W-048502) that can deliver a maximum flowrate of 2,600 gpm. The approximate static water pressure is 72 psi at a ground elevation of 30’. 5. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional Fire Authority (RRFA) to meet development standards. a. South of the site along the northern frontage of S. Tobin Street (COR Facility ID HYD-S- 00046). b. Approximately 100’ north of the site at the southeastern corner of the intersection of Lake Ave S and S Tillicum St (COR Facility ID HYD-S-00264). c. Approximately 200’ west of the site along the northern frontage of S. Tobin Street (COR Facility ID HYD-S-00517). Tobin Street Shop and Garage PRE23-000237 Page 2 of 6 August 24, 2023 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,500 GPM with the use of an automatic fire sprinkler system. Per City code, a looped water main is required around the building or complex of buildings when the fire flow demand exceeds 2,500 GPM. 7. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow: a. Installation of a separate water meter for the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed on private property inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. i. Note the conceptual plans indicate re-use of the existing ¾” service. A 1” service is the minimum size allowed for commercial use, therefore a new 1” service and meter shall be installed and the existing ¾” shall be removed, unless it is used for irrigation. b. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. c. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the new building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. d. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 8. 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 maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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 on the size of the water supply line to the sprinkler system. The development is also subject to fees for Tobin Street Shop and Garage PRE23-000237 Page 3 of 6 August 24, 2023 water connections, cut and caps, and purity tests. 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. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service may be applicable. Water Service installation is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per 1-inch meter. d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10403697&dbid=1&re po=CityofRenton SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 12” PVC gravity sewer south of the site flowing from west to east in S Tobin St (Record Dwg: S-190107). There is also an existing 8” PVC gravity sewer west of the site flowing north to south in Lake Ave S (Record Dwg: S-044904), the existing home is connected to this 8’’ sewer in Lake Ave S with a 6” PVC sewer stub. 3. The auto building floor drains will need to be directed to an oil/water separator system prior to connecting into the City’s Sanitary Sewer system. Installation of an oil/water separator will be required. The oil/water separator shall be sized in accordance with standards found in the latest edition of the Unifor Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 4. 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 2023 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 for is $3,650.00 per 1-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/DocView.aspx?id=10403697&dbid=1&repo=Cit yofRenton SURFACE WATER 1. The existing site topography is generally flat. The site contains a single-family home served by a gravel driveway. There are no mapped on-site conveyance systems. 2. There is an existing 12-inch concrete pipe and Type 1 catch basin along the west side of the Lake Ave S (Record Dwg: R-123902). 3. There is an existing 24-inch PVC pipe and two Type 1 catch basins along the south side of the S Tobin St (Record Dwg: D-217209). 4. 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 site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site Tobin Street Shop and Garage PRE23-000237 Page 4 of 6 August 24, 2023 falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the Black River basin and South Renton sub basin. 5. Critical areas on site that may impact storm: APA zone 2 a. Since the site falls within Zone 2 of the Aquifer Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 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 2022 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. 7. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 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. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 9. 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 Geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 10. Erosion control measures to meet the City requirements shall be provided. 11. 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. 12. 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. 13. 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 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. Tobin Street Shop and Garage PRE23-000237 Page 5 of 6 August 24, 2023 a. S. Tobin Street is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 feet with an existing paved width of approximately 40 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. i. However, the existing curb-curb paved width of approximately 40 feet shall be maintained. Therefore, the City supports a modified frontage that includes a 40 feet paved road (20 feet each side), a 0.5 foot curb, a planter strip of approximately 4.5 feet, , a 5 foot sidewalk, and storm drainage improvements. b. Lake Ave S is classified as a residential access street with an existing right-of-way (ROW) width of approximately 30 feet with an existing paved width of approximately 24 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 11.5’ dedication would be required for this project depending on final survey. c. Companion ramps are required to comply with ADA standards. If the existing companion ramps are not ADA compliant they must be upgraded to meet current ADA standards. 2. Refer to City code 4-4-080 regarding driveway regulations. 3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 5. Street lighting is required for a project that consists of more than 5,000 square feet of commercial space or 4 residential units. See RMC 4-6-060 for street lighting requirements. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2023 transportation impact fee is $8,031.94 per net new PM peak hour Vehicle Trip per PM Peak Hour Vehicle Trip. b. A credit will be applied for the prior use. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton 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. Tobin Street Shop and Garage PRE23-000237 Page 6 of 6 August 24, 2023 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 24, 2023 TO: Pre-Application File No. 23-000237 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Tobin St. Shop & Garage – 108 Tobin St (Parcel number 7229300005) 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 108 S Tobin St (Parcel number 7229300005). The applicant proposes to construct a single story, pre-engineered steel building with a commercial space and attached structured parking; 12 total parking stalls are proposed. Access to the site would be from Lake Ave S. The City of Renton’s (COR) mapping system indicates the site is within a High Seismic Hazard Area and the Downtown Zone 2 Wellhead Protection Area. Current Use: The site contains a fire damaged detached dwelling. At the time of drafting of these comments application for a demolition permit has been made with the City to remove the dwelling. Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. 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. No specific tenant or use was provided by the applicant. In general, commercial uses are permitted within the CA zone. Additional information would be needed to say whether a specific proposed use or tenant would be permitted and if there are any additional land use permit requirements. Please refer to RMC 4-2-060 Zoning Use Table to determine allowed uses in CA zone and whether the proposed use is permitted, permitted with conditions, or requires a Tobin St. Shop & Garage Page 2 of 8 August 24, 2023 conditional use permit. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial Development Standards” effective at the time of complete application (noted as “CA standards” herein). Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones designated under RMC 4-3-20, Airport Related Height and Use Restrictions. The project appears to be within Airport Safety Zone 1. Airport restrictions place the maximum height between 42 feet (42’) and 52 feet (52’) based on the location of the property. Of note, the land use application must include a certificate from an engineer or land surveyor, that clearly states that the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace, or the maximum elevation of proposed buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace are required. Elevations shall be determined by an engineer or land surveyor for the second option. The proposal shall meet all applicable requirements in RMC 4-3-020. The building height and coverage requirements would be verified at the time of formal land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none , except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. The lot is a corner lot, and therefore has no rear yard. As shown the building would be meeting required setbacks. However, dedication is required along Lake Ave S. and may require a revision to the building location to meet setback requirements. Compliance with the requirements would be verified at the time of formal land use application. Access/Parking: Access to the site is proposed via Lake Ave S. Twelve (12) parking stalls are proposed: 11 within the structured parking with one (1) surface parking stall for accessible parking. Within the CA zone a connection shall be provided for site-to-site vehicle access ways to allow a smooth flow of traffic across abutting CA lots without a need to use a street. Access may compromise the aisle between rows of parking stalls but is not allowed between a building and a public street. 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 one (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. 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 Tobin St. Shop & Garage Page 3 of 8 August 24, 2023 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. Bicycle Parking –The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. As the proposed commercial use is unknown at this time, it is unclear if the amou nt of parking is adequate. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Compliance with parking requirements would be verified at the time of land use application review. Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Compliance with District ‘D’ regulations is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100, Urban Design Regulations. The following bullets are the applicable design requirements. Comments are general and do not cover in detail every specific regulation within the applicable requirements. • RMC 4-3-100E1: Site Design and Building Location o Building Location and Orientation The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space is not discussed. o Building Entries The primary entrance is not visibly prominent as architectural features separating it from the rest of the façade are not present. o Transition to Surrounding Development A discussion identifying how the proposal is meeting an appropriate transition to surrounding uses was not provided. o Service Element Location and Design Service elements, which include refuse and recycling areas, was not shown as a separate space and does not meet the requirements for said space. • RMC 4-3-100E2: Parking and Vehicular Access o Surface Parking Surface parking shall not be located between the building and the front property line. The accessible parking space cannot be located in the proposed area shown. o Vehicular Access • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation Permeable pavement shall be used where feasible consistent with the Surface Water Design Manual. Tobin St. Shop & Garage Page 4 of 8 August 24, 2023 o Pedestrian Amenities Architectural elements that incorporate plants, especially at entrances shall be included. Amenities such as outdoor seating, benches, fountains and public art shall be provided. Identification about how pedestrian overhead weather protection is being provided is needed. • RMC 4-3-100E5: Building Architectural Design o Building Character and Massing o Ground Level Details Within District A at least 50% of the façade visible to the public shall be comprised of transparent doors and/or windows between four feet and eight feet (4’ – 8’) about ground. This applies to the facades facing S Tobin St and Lake Ave S. Calculations were not provided. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. A wall (including building facades and retaining walls) is considered a blank wall if: ▪ It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or ▪ Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. o Building Roof Lines It is unclear how the building roof profile is meeting requirements. o Building Materials Material and color variation is required. Planning will not support the project using both white and grey as colors as they do not provide enough variation. At least one (1) additional material such as brick, shall be used as it doesn’t appear that the current materials provide enough variation. • RMC 4-3-100E7; Lighting o Lighting A lighting plan would need to be submitted with the formal land use application. Compliance with the requirements would be verified at the time of land use application review. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in Tobin St. Shop & Garage Page 5 of 8 August 24, 2023 the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. All new buildings trigger landscaping requirements. Ten feet (10’) of on-site landscaping is required but is not being shown along all street frontages. A landscaping strip with street trees is required along Lake Ave S. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Compliance with the requirements would be verified at the time of formal land use application. Significant Tree Retention: A review of COR Maps shows that there are no mature trees on the site. 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 Tobin St. Shop & Garage Page 6 of 8 August 24, 2023 TREE SIZE TREE CREDITS 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 A review of COR Maps and the provided documents appears to show two (2) mature significant trees on site. Tree retention standards would need to be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of property. 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. Based on the gross acreage of the site (0.18 acre) five (5) tree credits would be required. Tree requirements would be verified at the time of formal land use application. See RMC 4-4-130, Tree Retention and Land Clearing Regulations for full requirements. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining 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 landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance. Refuse and Recyclables: All new developments for commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. In retail developments, a minimum of five (5) square feet per every 1,000 square feet of building gross area shall be provided for recyclables deposit areas, and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provide for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Enclosures for refuse or recyclables deposit areas/collection points shall have a gate opening at least 12 feet (12’) wide and between 11 feet (11’) and 14 feet (14') for haulers. A trash bin staging area is shown on sheet A201. However, the area provided is not an enclosure, and it is unclear how the refuse and recycling would be collected. Compliance with the requirements would be verified at the time of formal land use application. Tobin St. Shop & Garage Page 7 of 8 August 24, 2023 Critical Areas: According to COR Maps, the Downtown Wellhead Protection Area Zone 2 and Seismic Hazard Area: High are mapped on the property. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report is required addressing seismic issues as the project is within the high seismic hazard area. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a new use in a new building that exceeds 4,000 square feet. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Site Plan Approval: 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 compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the 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 the potential future development. Site plan review is required for all development in the CA zone. All commercial projects adjacent to or abutting residentially zoned property are required to have a public hearing. Properties on the south side of S Tobin St across from the project are zoned Residential – 8 (R-8). As such, the project is adjacent to residentially zoned property and requires a public hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review and an Environmental Review (SEPA). The project would be reviewed within an estimated time frame of 12 weeks. Based on the 2023 fees in effect at the time of this memo, the total is $6,373.50 ($4,270.00 Hearing Examiner Site Plan Review + $1,800.00 Environmental Review + $303.50 Technology Fee (5%) = $6,373.50). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. As a specific use is not proposed, additional land use permits may be required in the future for a proposed tenant. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Notice Requirement 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, Permit Classification. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by Tobin St. Shop & Garage Page 8 of 8 August 24, 2023 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $8.031.94 per net new PM Peak House Person Vehicle Trip (Proposed – Existing), per PM Peak Hour Person Vehicle Trip. • A Fire Impact Fee assessed at $1.25 per square foot of retail. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the Site Plan Review approval shall expire within two (2) years unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such an extension. It is the responsibility of the owner to monitor the expiration date.