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HomeMy WebLinkAbout1_PRE_Pre Application_Staff_Comments_230316_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 Dreamliner - 26 Unit MultiFamily - Mixed Use 511 Airport Way PRE 23-000057 March 16, 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 Building Department Reviewer: Rob Shuey, 206.550.8523, 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/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 1, 2023 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Dreamliner Apartments 1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code including 5-inch storz fittings, which they do not. A minimum of one new fire hydrant is required. 2. Fire impact fees are applicable at the rate of $1.25 per square foot of retail space, $5.92 per square foot of restaurant and $964.53 per multifamily unit. This fee is paid at time of building permit issuance. No charge for parking garage areas. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire departmen t. 4. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire lane signage required for the on-site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 16, 2023 TO: Andrew Van Gordon, Associate Planner FROM: Yong Qi, Civil Engineer III, Plan Review SUBJECT: Dreamliner Apartments 511 Airport Way PRE23-000057 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# 7229300580. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed development is within the City of Renton’s water service area and in the 196- pressure zone. 2. The site falls within Zone 1 of the Aquifer Protection Area (1-Year Wellhead Capture Zone). 3. There is an existing water main in the vicinity of the site: a) 8-inch water main in Airport Way that can deliver a maximum capacity of 2,500 gpm (Record Dwg: W-038112). b) The static water pressure is approximately 65 psi at ground elevation of 34 feet. 4. There (are) no existing water service(s) to the subject property. 5. 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 2,250 gpm including the use of an automatic fire sprinkler system. 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: a) On-site water main extensions may be required to provide water service to on-site hydrants, fire sprinkler stubs, and domestic water meters. b) Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. 511 Airport Way – PRE23-000057 Page 2 of 4 March 16, 2023 c) A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right of Way. d) Installation of domestic water meter is required for the building. Water meters 2” in size or less will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. e) All residential domestic water meters shall have a double check valve assembly (DCVA) installed behand on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. f) Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The 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. g) Installation of off-site and on-site fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. h) A reduced-pressure backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 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. i) Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. j) Installation of a backflow prevention assembly must be on private property behind the domestic water meter. k) Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 6. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. 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. 511 Airport Way – PRE23-000057 Page 3 of 4 March 16, 2023 a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2 inch meter is $24,250.00 and a 2-inch meter is $38,800.00. b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line.. c) Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. d) Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. e) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRent on. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” PVC sewer main (Record Dwg: S-044903) in South Tillicum Street. The proposed development can get sewer service by connecting with this existing sewer main. 3. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. If proposed, any commercial kitchen will require a grease trap/grease interceptor. 5. All wastewater from the proposed parking structure shall be routed through a City approved oil/water separator prior to discharge into the sewer main. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a) SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2 inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b) SDC fees are payable at construction permit issuance. c) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRento n. STORM DRAINAGE COMMENTS 1. There is an existing catch basin along the southern frontage of Airport Way, which connects to an existing 12” concrete pipe (Record Dwg: R-155408). Runoff entering this catch basin is conveyed northeast and eventually outfalls to the Cedar River. 2. 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, the site falls within the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The site falls within the Lower Cedar River drainage basin. 3. The flowpath from the project site discharge point is less than a half mile to the 100-year floodplain of the Cedar River. Therefore, the project may qualify for the direct discharge exemption in accordance with Section 1.2.3.1 of the 2022 RSWDM if the project adheres to all requirements thereof. 511 Airport Way – PRE23-000057 Page 4 of 4 March 16, 2023 4. The site falls within Zone 1 of the Aquifer Protection Area (1-Year Wellhead Capture Zone). Therefore, open facilities such as flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum 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. 7. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (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 control 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. Storm drainage improvements along all public street frontages are required to conform to the City’s street standards. Any new storm drain 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 developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 10. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 11. 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/DocView.aspx?id=10067870&dbid=1&repo=CityofRen ton. TRANSPORTATION/STREET COMMENTS 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: 511 Airport Way – PRE23-000057 Page 5 of 4 March 16, 2023 a) Airport Way – The existing right-of-way width in Airport Way is approximately 80 feet. This street has been identified as a Principal Arterial. To meet the City’s complete street standards of RMC 4-6-060, frontage improvements including a paved roadway width of 28 feet from the center line curb, gutter an 8-foot planter strip, and an 8-foot sidewalk back would be required. b) However, the City Transportation section has recommended that the existing curb location and pavement width on the south side of Airport Way is acceptable. A 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 feet wide clear width back of sidewalk is required to be provided within the right of way. Dedication of right of way will be required to install the 8-foot planter strip and 8-foot sidewalk, and the 1-foot clear width back of sidewalk. c) A street modification request may be submitted by the developer with the land use application to provide the Transportation recommended street width and dedication instead of the code required greater width. The right of way dedication and the street section should be shown in the conceptual plan included with the land use application. d) South Tillicum Street – The existing right-of-way in South Tillicum Street is 16 feet. 2. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 3. The project proposes driveway access from Airport Way and from South Tillicum Street. The driveway design should follow the requirements of RMC 4-4-080. The driveway design should also consider the turning movement of the largest vehicle to access the site. 4. Street lighting on frontage as per City standards is required for the project. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 7. Transportation impact fee is applicable at time of building permit based on the type of land use. Transportation impact fees that are current at the time of building permit is payable at the time of building permit issuance. Information of the current impact fee rate based on land use type is available in the City Fee Schedule available at city of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&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. 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). 3. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 16, 2023 TO: Pre-Application File No. 23-000057 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Dreamliner - 26 Unit MultiFamily - Mixed Use 511 Airport Way (APN 7229300580) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering 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 location is at 511 Airport Way (APN 7229300580). The site is split zoned between the Commercial Arterial (CA) zone and the Center Downtown (CD) zone. The CA portion is within Urban Design District D, and the CD zone is within the Urban Design District A. The proposal is for a four (4) story mixed use building with commercial space and structured parking on the ground floor, and 26 market rate units on floors two (2) through (4). Thirty -one (31) total parking stalls are proposed with nine (9) of the stalls being located off-site on the abutting property in a newly developed surface parking area. Access to the building is proposed via two (2) points: one (1) from the north accessing from Airport Way, and one (1) from the south accessing from the alley. Access to the off-site parking would be via the alley. As part of the project the applicant is requesting a deviation from the minimum required commercial space for a mixed- use building in the CA zone. Per COR Maps the site is within a High Seismic Hazard Area and Downtown Wellhead Protection Area Zone 1. Current Use: The site is 16,000 square feet (approximately 4,000 square feet within the CD zone and 10,000 square feet within the CA zone); it is currently vacant. It abuts Airport Way to the north and an alley to the south named, per COR Maps, S Tillicum St. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the CA and CD zone; both are within the Commercial & Mixed Use (CMU) comprehensive plan designation. 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 Dreamliner - 26 Unit MultiFamily - Mixed Use Page 2 of 12 March 16, 2023 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. The zone includes the designated Automall District. The purpose of the CD zone is to provide a mixed- use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. The proposed residential units would be within the attached dwellings – flats use. With the CA and the CD zone they are permitted, however residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Specific commercial tenants were not provided for the commercial spaces, however, within both the CA and the CD zone 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/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 the 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. Residential uses in the CA zone must be integrated into a vertically mixed-use building with ground floor commercial situated closest to the street. In standalone residential buildings within the CD Zone outside of the Downtown Business District, residential amenity space and/or lobby space shall be provided on the ground floor along the street frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%) of the fa cade width for facades less than sixty feet (60') wide, or a minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide. (Widths shall be measured along the building facade.) The ground floor shall have a floor-to-ceiling height of twelve feet (12'). Where located on the ground floor and within ten feet (10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2') elevated above the grade of the sidewalk. 2. Development Standards: The project would be subject to RMC 4-2-120A, Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC) and RMC 4-2-120B, Development Standards for Commercial Zoning Designations (CD, CO, & COR) effective at the time of complete application (noted as “CA standards” and “CD standards” herein). Density – The minimum net residential density for the CA zone is 20 dwelling units per net acre with a maximum of 60 dwelling unit per net acre in the City Center and Highlands Community Planning Areas. The minimum net residential density for the CD zone is 75 dwelling units per net acre with a maximum of 150 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre in the CD zone subject to conditional use permit approval. Net density is calculated by subtracting critical areas (very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes, or floodways), public rights-of-way and legally recorded private access easements from the gross area. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g. 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction is 0.50 or greater shall be rounded up to the nearest whole number. Those Dreamliner - 26 Unit MultiFamily - Mixed Use Page 3 of 12 March 16, 2023 density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Based on the approximate gross land area of 0.09 acre in the CD zone, the proposal arrives at a gross density of approximately 133.33 du/ac (12 dwelling units / 0.09 gross acre = 133.33 du/ac). Based on the approximate gross land area of 0.27 acre in the CA zone, the proposal arrives at a gross density of approximately 51.85 du/ac (14 dwelling units / 0.27 acre = 51.85 du/ac). Dedication required for existing roads is not subtracted from the gross area. Building Standards – The maximum lot coverage for buildings within the CA zone is 65% of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. There is no maximum lot coverage for buildings within the CD zone. The provided drawings show the building coverage as being at 75% on the CA portion of the property. All parking for the CA uses is required to be provided within the on-site parking garage for the project to receive the benefit of a 75% building co verage allowance. Within the CD zone portion the building coverage is 100%. Compliance with building standards would be reviewed at 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 setback: 15 feet (15’); maximum front yard and secondary front yard setback: 20 feet (20’); minimum side yard setback: none, except 15 feet (15’) if the lot abuts or is adjacent to a lot zoned residential; minimum rear yard setback: none, except 15 feet (15’) if the lot abuts a lot zoned residential. The required setbacks for the CD zone are: minimum front yard and secondary front yard: none; maximum front yard and secondary front yard 15 feet (15’) for buildings or portions of buildings 25 feet (25’) in height or less and none for portions of the building over 25 feet (25’) in height; minimum side yard: none, unless the ground floor façade provides living room windows of attached dwellings – then 10 feet (10’) – unless adjacent to an alley, then none; minimum rear yard: none, unless the ground floor façade provides windows for living rooms of attached dwellings – then 10 feet (10’) – unless adjacent to an alley, then none. Additionally, within the CD zone upper story’s do not have a setback unless adjacent to and facing a residentially zoned lot or if the façade contains living room windows – then 10 feet (10’) for the second story and 15 feet (15’) for all upper stories. Compliance with setback standards would be reviewed at the time of formal land use application. Building Height and Impervious Surface Coverage – Neither zone has a maximum impervious surface coverage limit. The maximum height for the CA zone is 50 feet (50’) except 70 feet (70’) for vertically mixed-use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. The maximum height for the CD zone is 150 feet (150’). 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 Dreamliner - 26 Unit MultiFamily - Mixed Use Page 4 of 12 March 16, 2023 Safety Compatibility Zones designated under RMC 4-3-20, Airport Related Height and Use Restrictions. The proposal appears to be within Airport Safety Zone 5 and Zone 6. Airport restrictions place the maximum height between 152 feet (152’) and 172 feet (172’) based on the location on 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. 3. Refuse and Recycling Areas: All new developments for multi-family, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. For multi-family, a minimum of one and one-half (1 – ½) square feet per dwelling unit shall be provided for recyclable deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. In retail developments, a minimum of five (5) square feet per every 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 for haulers. A minimum of 117 square feet of refuse and recyclables deposit areas/collection points are required for the residential portion. As proposed, a minimum of 100 square feet of refuse and recyclables would be required for the commercial space. Refuse and recycling area requirements would be verified at the time of formal land use application. See RMC 4-9-090, Refuse and Recyclables Standards for full requirements. 4. Landscaping: Street trees shall be selected from the City’s Approved Street Tree List based on the planting area width and the presences or lack of overhead power lines. Street trees shall have a minimum caliper of two inches (2”) and be planted pursuant to the standards required by the City, which may require root barriers, structures soils, and other measures to help prevent roots from damaging infrastructure. Additionally, within the CA zone 10 feet (10’) of on-site landscaping is required along public street frontages with the exception of areas for required walkways and driveways. All surface parking lots shall have perimeter landscaping. Perimeter parking lot landscaping shall be at least 10 feet (10’) in width as measured from the street right-of-way. Trees, shrubs and groundcover shall be required for both the on-site landscaping strip and parking lot perimeter landscaping. A landscaping plan was not provided. A conceptual landscaping plan is required at the time of formal land use application. It shall be prepared by a landscape architect registered in the State of Washington, a certified nurseryman or other similarly qualified professional. Dreamliner - 26 Unit MultiFamily - Mixed Use Page 5 of 12 March 16, 2023 Landscaping requirements would be verified at the time of formal land use application. See RMC 4-4-070, Landscaping for full requirements. 5. Significant Tree Retention: 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 Dreamliner - 26 Unit MultiFamily - Mixed Use Page 6 of 12 March 16, 2023 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. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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. A review of COR Maps and the provided documents does not appear to show that mature trees are present on the site. However, a review of COR Maps does appear to show mature trees within the area proposed for off-site parking. Tree retention standards would need to be met for the neighboring property. 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 provided area after right-of-way dedication a total of 10 tree credits are 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. 6. Parking: All structured parking stalls shall have a minimum length of 16 feet (16’) for stalls designed at 45 degrees or greater and a minimum width of eight feet, four inches (8’4”). Compact stalls shall have a minimum length of 13 feet (13’) for stalls designed at 45 degrees or greater with a minimum width of seven feet, six inches (7’6”). The maximum number of compact stalls for structured parking shall not exceed 50%. Surface parking stalls shall have a minimum length of 20 feet (20’) with a minimum width of nine feet (9’). Compact stalls shall have a minimum length of 16 feet (16’) and a minimum width of eight feet, six inches (8’6”). Compact stalls shall not exceed 30% of the total stalls. A minimum of two (2) accessible parking spaces are required for parking with 26 – 50 stalls. Drive aisles for 90-degree parking shall be a minimum of 24 feet in width. Within the CA zone the minimum required amount of parking for commercial within a vertical mixed-use development is a minimum of 2.5 stalls per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. Attached dwellings require a minimum of 1.0 stalls per dwelling unit with a maximum of 1.75 per dwelling unit. Within the CD zone, commercial uses require a maximum of 1.0 stalls 1,000 square feet of net floor area with no minimum requirement. Attached dwellings require a minimum and maximum of 1.0 stalls per dwelling unit. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces. Attached dwellings require one-half (0.50) bicycle Dreamliner - 26 Unit MultiFamily - Mixed Use Page 7 of 12 March 16, 2023 parking spaces per dwelling unit. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within 50 feet (50’) of at least one main building entrance as measured along the most direct pedestrian access route. Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it provides sufficient security from theft and damage. Based on 14 dwelling units within the CA zone a minimum of 14 stalls is required with a maximum of 25 stalls permitted. Parking for residential units shall be enclosed within the same building as the unit it serves. Off-site parking for the CA residential units is not permitted. Based on the square footage provided a minimum of five (5) stalls is required with a maximum of 10 stalls allowed. Based on the 12 dwelling units with the CD zone 12 stalls are required. No stalls are required for the commercial space in the CD zone but a maximum of one (1) may be provided. Compact stalls within the structured parking are only seven feet (7’) in width and need to be increased to seven feet, six inches (7’6”). Four (4) of the nine (9) stalls in the off -site parking area are compact stalls; no more than three (3) are permitted . A parking count identifying that the off-site parking on tax parcel 7229300545 plus existing parking on the parcel is meeting parking stall minimum/maximum allowances was not provided. Based on the number of dwelling units a minimum of 13 bicycle stalls are required. Based on the provided commercial space a minimum of one (1) bicycle stall is required. Conformance with parking requirements would be reviewed at the time of formal land use application. See RMC 4-4-080, Parking Loading, and Driveway Regulations for full requirements. 7. Access/Driveways: Driveway width (aggregate width if more than one (1) driveway exists) shall not exceed 40%. Driveways shall be no closer than five feet (5’) to any property line. The width of any driveway shall not exceed 30 feet (30’) exclusive of the radii of the returns or the taper section. There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one (1) property or among properties under unified ownership or control. Conformance with access/driveway standards would be reviewed at the time of formal land use application. 8. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘A’ on the CD portion and District ‘D’ on the CA portion, 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 Dreamliner - 26 Unit MultiFamily - Mixed Use Page 8 of 12 March 16, 2023 The primary entrances are not visibly prominent as architectural features separating them from each other and 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 shall have self- closing doors. • RMC 4-3-100E2: Parking and Vehicular Access o Surface Parking o Vehicular Access Access to the parking garage shall be from alleys. • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation The off-site parking requires a pedestrian connection to the sidewalk along Airport Way. Pathways within surface parking areas shall be provided and differentiated by material and/or texture. No pedestrian connection is made to the commercial space in the CA zone. Permeable pavement for pedestrian circulation features shall be used when feasible, consistent with the Surface Water Design Manual. o Pedestrian Amenities Only applicable to Urban Design District D (CA zone portion). 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 4-3-100E4: Recreation Area and Common Open Space o Recreation Areas and Common Open Space One thousand three hundred (1,300) square feet of open space and/or recreation areas is required. It appears that approximately 1,232 square feet is proposed (clubroom, clubroom terrace, exercise/yoga room). The conference rooms on floor 3 and floor 4 are not considered common open space/recreation areas. Amenities are not listed for the clubroom. The clubroom terrace will need to include amenities such as grills, seating areas and vegetation. The exercise/yoga room will need to include exercise equipment. • RMC 4-3-100E5: Building Architectural Design o Building Character and Massing Dreamliner - 26 Unit MultiFamily - Mixed Use Page 9 of 12 March 16, 2023 The building is not meeting façade modulation requirements on the north façade or the east façade. o Ground Level Details Untreated blank walls visible from public streets, sidewalks or interior pedestrian pathways are prohibited. All four facades are visible from public streets and/or sidewalks. Untreated blank walls are found on the south façade, east façade and west façade. If blank walls are unavoidable, they shall be treated through means such as vegetation, architectural detailing, artwork etc. Within District A at least 75% 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; within District D at least 50% is required. Calculations were not provided. o Building Roof Lines It is unclear how the building roof profile is meeting requirements. 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. It appears that the roof is flat. 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 wood, shall be used as the current material list does not provide enough variation. Concrete shall be enhanced with textures, reveals and/or coloring with a concrete coating or admixture that is integrally incorporated into the design of the structure. • RMC 4-3-100E7; Lighting o Lighting A lighting plan would need to be submitted with the formal land use application. Conformance with applicable design requirements would be reviewed at the time of formal land use application. 9. Residential Mixed Use: A vertically mixed-use buildings with at least two (2) residential stories about ground floor commercial is required along any street frontage in the CA zone. Within the CA zone a minimum of 40% of the gross ground floor area shall be commercial space. Ground floor commercial space shall be included along the street frontage and meet the following standards: a. A minimum average depth of 30 feet (30’) and no less than 20 feet (20’) at any given point; b. A minimum floor to ceiling height of 18 feet (18’) and a minimum clear height of 15 feet (15’) unless a lesser clear height is approved by the Administrator; Dreamliner - 26 Unit MultiFamily - Mixed Use Page 10 of 12 March 16, 2023 c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. The project only includes approximately 23 percent (23%) of the gross ground floor area within the CA zone for commercial space. Provided materials indicate that the applicant will be requesting a modification to reduce the commercial space because loose soils prevent a below ground level parking level and height restrictions due to proximity to the airport prevents additional vertical development. Conformance with standards would be reviewed at the time of formal land use application. See RMC 4-4-150, Residential Mixed-Use Development Standards for full requirements. 10. Attached Dwelling Units – Minimum Standards: Buildings containing four (4) or more attached dwelling units shall provide at least one (1) unit with two (2) or more bedrooms for every four (4) units in the structure. One (1) bedroom units shall have a minimum habitable area of 600 square feet. Two (2) bedroom units shall have a minimum habitable area of 800 square feet. Units with no more than two (2) bedrooms shall include at least one (1) complete bathroom with a sink, a toilet and both a shower and bathtub. Minimum kitchen and storage space standards also apply. At least 55 cubic feet of additional storage space, located anywhere within the building, shall be provided for each unit. There are three (3) two-bedroom units that do not meet the minimum 800 square foot habitable space. It is unclear how the additional storage space requirement is being met; 1,430 cubic feet of additional storage space is required. Compliance with applicable requirement would be reviewed at the time of formal land use application. See RMC 4-4- 155, Attached Dwelling Units – Minimum Standards for full requirements. 11. Critical Areas: According to COR Maps, Wellhead Protection Area Zone 1 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. If fill is used then a fill source statement is needed. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. Due to the presence of geological hazards, a geotechnical study will be required at the time of land use application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre- development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 12. Environmental Review: Environmental review is required for projects with 10 or more dwelling units. 13. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA and CD 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 compatibility with the physical characteristics of a site and with the surrounding area. Dreamliner - 26 Unit MultiFamily - Mixed Use Page 11 of 12 March 16, 2023 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. All commercial or industrial projects adjacent to or abutting residentially zoned property, unless the Administrator determines that the presence of critical areas or other limiting factors on the residential property make development unlikely or unfeasible. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. The project is adjacent to residentially zoned property to the south and as such a public hearing is required. 14. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review and an Environmental Review (SEPA). Based on the 2023 feet in effect at the time of these comments, to total is $6,373.50 ($4,270.00 Hearing Examiner Site Plan + $1,800.00 Environmental Review (SEPA) + $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. Detailed information regarding the land use permit application submittal requirements can be found on the Site Plan Review Submittal Requirements documents. Other informational applications and handouts can be found on the City’s Digital Record Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 15. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. 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; 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; and d. Personal delivery device operation and associated device dispenser storage. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 17. Public Outreach Sign: Please note a neighborhood meeting, according to RMC 4-08-090, is required for: Dreamliner - 26 Unit MultiFamily - Mixed Use Page 12 of 12 March 16, 2023 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. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 18. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2023 impact fees are as follows: • A Fire impact fee of $964.53 per each new unit. • A Fire impact fee of $1.25 per square foot of retail. • A transportation impact fee of $7,550.02 per each new unit. • A transportation impact fee of $8,031.94 per each net new PM peak hour person vehicle trip (Proposed – Existing). • Refer to the current Fee Schedule for Transportation Impact Fees related to various commercial uses. • Renton School District Impact Fee based on $3,697.00 (+5% administrative fee) per each new unit unless an exemption can be made under RMC 4-1-190.I.1.a. • Parks Impact Fee currently assessed at $2,222.84 per each new unit in a multi-family development with five (5) or more units. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe nton Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at 425-430-7286 or avangordon@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: The final approval of a Site Plan shall expire within two (2) years of the date of approval. A single (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 extension. It is the applicant’s responsibility to monitor the expiration dates.