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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000380.pdf1 PRE-APPLICATION MEETING FOR Eight Park Investment LLC PRE23-000380 CITY OF RENTON Department of Community & Economic Development Planning Division December 4, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7283, samorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/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). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: December 6, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Park Ave Mixed Use 1. The preliminary fire flow is 3,250 gpm. A minimum of four fire hydrants are required. One within 150- feet and three within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. At least one new fire hydrant is required for this proposed project. Looped water mains are required for any building that exceeds 2,500 gpm fire flow. Existing city water main grid is acceptable in order to meet this requirement. 2. Fire impact fees are applicable at the rate of $0.26 per square foot of office space, $1.25 per square foot of retail space and $964.53 per multifamily unit and no charge for parking garage spaces. This fee is paid at the time of building permit issuance. 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 department for fire sprinklers, fire alarms, and fire standpipes. 4. Fire department apparatus access roadways are acceptable from the existing city streets. 5. If the building is equipped with an elevator, then it shall meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 4th, 2024 TO: Alex Morganroth, Planner FROM: Sam Morman, Civil Engineer SUBJECT: Park Ave Mixed Use 240, 248, 250 Park Ave N PRE23-000380 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 7224000280, 7224000275, and 7224000270. 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 Pressure Zone. 2. The static water pressure is approximately 68 psi at ground elevation of 38 feet. 3. There is an existing 16-inch water main located in Park Ave N that can deliver a maximum flow capacity of 9,500 GPM (see water plan no W-220834). 4. There is an existing 8-inch water main located on the north side of N 3rd St that can deliver a maximum flow capacity of 1,500 GPM (see water plan no. W-102101). 5. There appear to have been three existing 3/4-inch domestic water services serving the lots from the 16-inch main in Park Ave N. These services have been cut and capped. See note 11 below for SDC fee credit applicability for the cut and capped services. 6. There are two existing fire hydrants located on the east side of Park Ave N w adjacent to the property. One is located at the northwest corner of parcel 7224000280, and the other is located approximately 240 -feet south of the southwest corner of parcel 7224000270. There is also one existing fire hydrant located on the north side of N 3rd street approximately 110-feet to the northeast of parcel 7224000280. 7. 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 3,250 GPM. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 GPM. The RRFA has determined that the existing City water main grid is acceptable to meet this requirement. 8. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of additional fire hydrants around the building as required by the Fire Authority. • A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 4 • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. • Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. • Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if they are not already equipped with one. • Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. i. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind 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. • Installation of a separate water meter for the commercial portion of the building. i. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. • Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. • Installation of a separate water meter for landscape irrigation. i. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. ii. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 9. 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. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water meter(s) to serve the project. The current water fee for a single 1-inch meter is $4,850 per meter, 1-1/2 inch meter is $24,250, a 2-inch meter is $38,000, 3-inch meter is $77,600 and 4-inch meter is $121,250. • A ¾” water service for parcel 7224000280 was cut and capped at the water main in 2007. No SDC credit will be applied for this service. 5 • Individual ¾” water services for parcels 7224000275 and 7224000270 (2 services total) were cut and capped at the water main in August of 2019. SDC credits are applicable for 5 years past the cut and cap date. • Water service installation charges for each proposed domestic water service is applicable. 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. Fee is payable at permit issuance. For service lines larger than 2”, the contractor is responsible for materials and installation. • Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. Meters larger than 2-inches are provided and installed by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. • The SDC fee for fire service is based on the size of the fire service lines to serve the project. • 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. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRento n Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch PVC gravity wastewater main located in the alley abutting the parcels (record drawing S- 051310). 3. The properties currently have a total of three 6-inch PVC stubs connecting to the main in the alley. These stubs were cut and capped at the property line. See note 8 below for SDC fee credit applicability for the cut and capped services. 4. A separate side sewer will be required for the residential and commercial portions of the building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 5. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 6. A grease trap/interceptor is required for any commercial kitchen. 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 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 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-inch meter, $58,400 per 3-inch meter, and $91,250 per 4-inch meter. • The previous sewer service for parcel 7224000280 was cut and capped at the property line in 2014. No SDC credit will be applied for this service. • The previous sewer services for parcels 7224000275 and 7224000270 were cut and capped at the property line in August of 2019. SDC credits are applicable for 5 years past the cut and cap date. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Surface Water 1. There is an existing 8-inch stormwater main located along the northeast edge of parcel 7224000280 in the alley (see record drawing S-051310). 2. There is an existing 12-inch stormwater main located along the northwest edge of parcel 7224000280 on the east side of Park Ave N (see record drawing S-220808). 3. There is an existing 12-inch stormwater main located on the west side of Park Ave N (see record drawing S- 22080A). 6 4. Critical areas on site that may affect stormwater review include Wellhead Protection Area Zones. This project is located within Zone 1. 5. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the Lower Cedar River drainage basin and the Cedar Main Urban sub basin. 6. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. As this project is located within Zone 1 of the Aquifer Protection Area, a geotechnical report will not be required to assess the soil’s infiltration. Note that a geotechnical report may still be required for other aspects of the project, but it is not required for stormwater design as infiltration based BMPs are infeasible in Zone 1. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts an alley to the east, N 3rd St to the north, Park Ave N to the west, and is located adjacent to the intersection of N 3rd St and Park Ave N. a. The proposed project fronts an alley along the east property line. Existing right-of-way (ROW) is approximately 8 feet according to the King County assessor map. The alley dedication is not centered, having 5-feet from the alley centerline to the parcels’ property lines. To meet the City's complete street standards for Alleys minimum ROW is 16 feet. Per City code 4 -6-060 half street improvements shall include a minimum pavement width of 12 feet and storm drainage improvements. A dedication of approximately 3-feet is required pending final survey. b. The proposed development fronts N 3rd St along the north property line(s). N 3rd St is classified as a principal arterial street. Existing ROW width is approximately 60 feet. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 4 lanes is 91’. The minimum paved roadway width for a principal arterial with 4 lanes is 54’. A 0.5’ curb, 8’ planter, 8’ sidewalk, 2’ of clear space behind the sidewalk, street trees and storm drainage improvements are required. i. However, the City will support a modification request from the applicant to maintain the existing curb-to-curb width on N 3rd St. The modified street section is to contain a retained paved width (approximately 18-foot half-street from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Dedication will be subject to final survey. 7 c. The proposed development fronts Park Ave N along the west property line(s). Park Ave N is classified as a principal arterial street. Existing ROW width is approximately 60 feet. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 4 lanes is 91’. The minimum paved roadway width for a principal arterial with 4 lanes is 54’. A 0.5’ curb, 8’ planter, 8’ sidewalk, 2’ of clear space behind the sidewalk, street trees and storm drainage improvements are required. i. However, the City will support a modification request from the applicant to maintain the existing curb-to-curb width on Park Ave N. The modified street section is to contain a 44-foot paved width (approximately 22-foot half-street from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Dedication will be subject to final survey. 2. Street grades shall not exceed 15 percent. 3. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 5. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. 6. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic impact analysis is required when the 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. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2024 transportation impact fee for multifamily housing is $6,184.59 per dwelling. b. Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 4, 2024 TO: Pre-Application File No. 23-000380 FROM: Alex Morganroth, Senior Planner SUBJECT: Eight Park Investment LLC 240, 248, 250 Park Ave (APN 7224000280, 8335000275, 7224000270) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject site is comprised of three (3) parcels with a total area of 13,300 sq. ft. (0.31 acres) located at the southeast corner of N 3rd St and Park Ave N. The site addresses include 240, 248, and 250 Park Ave N (APNs 722400-0280, 0275, 0270). All three (3) parcels are located in the Commercial Neighborhood (CN) zoning district, Urban Design District D Overlay, and have a Comprehensive Plan Designation of Residential High Density (HD). The applicant has proposed the construction of a three (3) story, 21,456 sq. ft. building with a mix of retail, office, and residential uses. Structured parking is proposed on the first floor of the structure with vehicular access via a driveway off of Park Ave N. Two (2) trees are proposed for removal. The project site is within a High Seismic Hazard area and Wellhead Protection Zone – One Year Capture Zone. Current Use: The site is undeveloped, however, the Renton School District currently utilizes the site for overflow parking from the adjacent Sartori Elementary School. Zoning and Overlay Districts: The subject property is located within the Residential High Density (RHD) land use designation and Commercial Neighborhood (CN) zoning classification. The properties are also within the Urban Design District D. A variety of commercial and office uses are permitted in the CN zone – see the Zoning Use Table in RMC 4-2-060 for a list of specific uses. Commercial Space Standards: Within the CD zone, any development wherein dwelling units are proposed shall provide gross commercial floor area equivalent to 40% of the building footprint(s) of all buildings on site containing residential dwelling units. At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the building in conformance with the following standards: a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and 9 e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. (Ord. 6029, 10 -18-2021; Ord. 6089, 12-12-2022) For vertically mixed-use buildings, the façade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary façade. The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is generally proportional to the increased depth of commercial space. Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Attached dwelling units are a permitted use in the CN zone. Attached Dwelling Units – Minimum Standards – The amount of habitable space, as defined by WAC 246-359-010, provided by any attached dwelling unit shall be equal to or greater than the following: Number of Bedrooms Required Amount of Habitable Space 1. Studio (no bedroom 400 square feet 2. One (1) 600 square feet 3. Two (2) 800 square feet 4. Three (3) 1,000 square feet 5. Four (4) 1,200 square feet Buildings containing four (4) or more attached dwelling units shall provide at least one unit with two (2) or more bedrooms for every four (4) units in the structure. One unit with three (3) or more bedrooms may be provided in place of any two (2) units required to include two (2) bedrooms. See RMC 4-4-155 for additional bathroom, kitchen, and storage standards. It is the applicant’s responsibility to demonstrate compliance with attached dwelling units – minimum standards at the time of formal application. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “CN standards” herein). Development Standard CN Zone Minimum Lot Size 5,000 square feet Maximum Lot Coverage for Buildings 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. 10 Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Gross Floor Area There is no minimum requirement for gross floor area. Maximum Gross Floor Area of Any Single Commercial Use on a Site 5,000 gross sq. ft. The maximum size shall not be exceeded, except by conditional use permit.2,9 These restrictions do not apply to residential uses subject to net density limitations. Maximum Gross Floor Area of Any Single Office Use on a Site 3,000 gross sq. ft. The maximum size shall not be exceeded, except by conditional use permit.2,9 These restrictions do not apply to residential uses subject to net density limitations. Building Orientation All commercial uses shall have their primary entrance and shop display window oriented toward the street frontage. * At the time of formal application the applicant would be required to provide elevation data to verify the project does not impact the FAR Part 77 surface area (only if any changes to the building height or footprint are proposed). Additionally, a disclosure notice shall be placed on the land title relating to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval where aviation overflight or noise sensitive activities may occur within the Airport Influence Area an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 180 above sea level. Screening – Screening must be provided for all surface-mounted mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In retail development a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas in retail development. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. In multi-family residential development, a minimum of one and one-half (1-1/2) square feet per dwelling unit shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Based on four (4) dwelling units, 2,000 sq. ft. of retail, and 6,000 sq. ft. of office, a collection area of approximately 100 square feet (minimum required) would be required for a refuse and recycling enclosure. However, per Compliance with the refuse and recycling standards would be reviewed with the land use application. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use application. Fences/Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six -feet in height are 11 permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three -foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. The subject property is a commercial zoned lot abutting a residential zone (southern property line), therefore a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 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, each new lot would be required to provide a minimum tree density of 30 tree 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 12 TREE SIZE TREE CREDITS Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. 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. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. Parking: The following table provides parking ratios for the daycare and retail components: Use Required Parking Attached dwellings within CN zone 1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Commercial within vertical mixed- use developments A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-1 and UC- 2 Zones, a maximum of 4.0 per 1,000 square feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted. Offices, general A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Offices, medical and dental A minimum and maximum of 5.0 per 1,000 square feet of net floor area. 13 The applicant did not indicate the specific number of parking spaces to be provided on the site for the proposed mixed-use building. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and compact space requirements and aisle width requirements. The applicant shall also provide a copy of any shared parking or parking lease agreements in effect on the site at the time of land use application. The proposal would be required to provide bicycle parking based on 10% of the required number of parking stalls for the commercial and daycare uses. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30-feet. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. There is an existing eight-foot (8’) wide alley on the east side of the site. Vehicular access to the site shall be taken from the alley, as required by the Urban Design District D Regulations (see below for more info). Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design that is unique and urban in character, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘D’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 3. At least one of the following design elements shall be used to promote a transition to surrounding uses: Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. 4. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self -closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. 5. Parking shall be located so that no surface parking is located between a building and the front property line and shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 6. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets 7. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 14 8. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. 9. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 10. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 11. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided. Upper level common decks, patios, terraces, or roof gardens and spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development. 12. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 13. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 14. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Compliance with these standards would be verified during formal land use review. Critical Areas: The City’s mapping database (COR Maps) identifies the site is located in the High Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site shall be prepared and submitted with the land use application. The analysis should assess soil conditions and detail construction measures to assure site stability. The site is also located in a Wellhead Protection Area Zone 1. The City may require an applicant to prepare a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality, and sufficient information is not readily available. At a minimum, a fill source statement will be required for any offsite soils brought to the site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The construction of a building greater than 4,000 sq. ft. is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CN 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. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Permit Requirements: The proposed project would require Administrative Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2024 application fees include $3,030.00 for Site Plan Review, $1,800.00 for SEPA Review, and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $290 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information 15 regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Site Plan (Administrative), as classified by RMC 4-8-080. Public 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 (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Preliminary plats, Planned urban development applications, and 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 require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. • A Fire impact fee $964.53 per new multi-family dwelling unit, and $1.25 per square foot for retail; • A transportation impact fee would be based on the land use. For example the multi-family residential impact fee is $7,550.02 per new multi-family dwelling unit, and $8,031.94 per net new PM Peak Hour Person Vehicle Trip; • Renton School District Impact Fee $3,697.00 per new multi-family dwelling unit (+5% administrative fee); and • Parks Impact Fee currently assessed at $2,531.21 per new multi-family dwelling unit (3 or 4 units). 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 Alex Morganroth, Senior Planner at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension.