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HomeMy WebLinkAboutEX25_PRE_PRE22-000078StaffComments_220407_v1 PREAPPLICATION MEETING Camellia Court 99, 101, 107 Williams Ave S PRE22-000078 CITY OF RENTON Department of Community & Economic Development April 7, 2022 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, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: March 21, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Camellia Court Apartments 1. The fire flow requirement is 3,250 gpm. Four fire hydrants are required. One within 150-feet and three within 300-feet of the proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler system s. Existing hydrants may be counted toward the requirements if they meet current code. A minimum of one new fire hydrant will be required. A looped water main is required for fire flows exceeding 2,500 gpm. Existing water main that loops around the entire city block will suffice to meet this requirement. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family units. No fee for parking garage areas. This fee is paid at time of building permit issuance. Credit is due for the removal of the existing buildings. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Access by the existing city street will meet fire code requirements. 5. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch by 84-inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 7, 2022 June 20, 2011 TO: Andrew Von Gordon, Planner FROM: Yong Qi, Development Engineer SUBJECT: Camellia Court 99 Williams Ave S, Renton, WA PRE22-000078 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 parcels # 0007200096, 7231502130 & 7231502125. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. 2. The existing three houses/buildings are served by three of ¾ -inch water meter each (facility ID numbers: MTR-005778, MTR-001372 & MTR-001266). 3. There is an existing 12-inch ductile iron water main (see City water project plan no. W- 322605) in Williams Ave S, which can deliver a maximum flow rate of 4,600 gallon per minute. The static water pressure is above 69 psi at ground elevation 38 feet. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority for fire hydrant requirements: a. One on the east side of Williams Ave S in the frontage of the project site (Hydrant ID No. HYD-S-00002). b. One on the west side of Williams Ave S approximately 120 feet south of 107 Williams Ave S (Hydrant ID No. HYD-S-00803). 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 3,250 gpm. In order to provide domestic and fire protection service to the development including but not limited to the items that follow: a. Since the fire flow exceeds 2,500 gpm, a 12-inch looped water main is required around the proposed building. Camellia Court PRE22-000078 Page 2 of 6 April 7, 2022 2 b. Additional on-site water main extensions may be required to provide water service to on-site hydrants, fire sprinkler stubs, and domestic water meters. c. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. d. A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right of Way. e. 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). f. 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. g. 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. h. 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. i. The existing domestic water services shall be cut, capped and abandoned. j. 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. k. Installation of a separate water meter for landscape irrigation if required. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. DCVAs size 2-inch or smaller shall be installed in a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. l. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix J of the City’s 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 structural cannot be installed over the water main unless the water main is installed inside a steel casing. 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. The development is also subject fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2022 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. Camellia Court PRE22-000078 Page 3 of 6 April 7, 2022 3 a. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line, $4,605 per 1-1/2-inch service line, and $4,735 per 2-inch service line and the Contractor will provide the materials and will install the service line and water meters. b. Drop-in meter fee is $460 per 1-inch meter, $750 per 1-1/2-inch meter, and $950 per 2-inch meter. c. Credits will be applied for the existing water services being abandoned. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton 9. The site is located in the Merrill Gardens at Renton Center latecomer’s boundary area (LA-05- 001, PRM-27-0028). The preliminary water assessment is: a. Parcels #3, 22 & 23, KC Tax Act #’s 0007200096, 7231502125 & 7231502130: area charge $ 0.8634 per square feet (SF) of property. Based on combined lot area total of 17,250 SF, the combined assessment is $14,893.56. Sewer 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ PVC gravity wastewater main flowing to the north, which is located within the alley to the west of project site (Record Dwg: S-020903). This alley sanitary sewer main may need to be extended to the south depending on the proposed discharge point of the proposed building’s side sewer. 3. There is also an existing 8’’ PVC gravity wastewater main flowing to the south, which is located within Williams Ave S (Record Dwg: S-211009). This existing sewer main’s depth ranges from 3.6 ft to 4.6 feet which may not be deep enough to provide sewer service to the proposed building. 4. The existing houses of parcels # 7231502130 and 7231502125 are served by 6’’ sewer stub connecting to the sewer main within Williams Ave S. The existing house on parcel 0007200096 is served by a side sewer connecting to the sanitary sewer in the alley to the west of the parcel. All existing side sewers serving the existing buildings shall be cut and capped prior to demolition of the respective buildings. 5. All new building side sewers shall be a minimum of 6” in diameter and shall have a minimum slope of 2% from the building to the sewer main. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. The proposed building’s underground parking may require a pump based to the adjacent sanitary sewer mains elevations. 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 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $3,500 per 1-inch meter, and $ 17,500 per 1-1/2-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. Credits will be applied for the existing side sewer services being abandoned. Camellia Court PRE22-000078 Page 4 of 6 April 7, 2022 4 d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton Surface water 1. There is a City of Renton 8-inch PVC stormwater main within the Alley to the west of the property (Record Dwg: R-322606). There is a City of Renton 8-inch ductile iron stormwater main within the Alley to the south of the project site (Record Dwg: R-401207), which is connected to the 8-inch concrete stormwater main within Williams Ave S to the east of the property (Record Dwg: R-133902). 2. The City of Renton’s Burnett and Williams Project is currently under design to make improvements to the storm water network through Burnett Ave S and Williams Ave S from S 2nd Street north to the Cedar River. The work will modify the storm system fronting the proposed property along Williams Ave S property. The project construction could begin as early as 2024. Coordination of utility design and construction may be necessary. 3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (matching Existing Conditions). The site is located in the Lower Cedar River basin and Cedar Main Urban sub basin. 4. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2017 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 6. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 8. The site is located in Zone 1 of the City’s Aquifer Protection Area (APA). In Zone 1 of the City’s APA open facilities, open conveyance systems, and BMPs/facilities that rely on infiltration are prohibited. 9. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. a. However, since the project is within Aquifer Protection Area Zone 1 and infiltration BMPs are not allowed, geotechnical evaluation of infiltration is not required. 10. Erosion control measures to meet the City requirements shall be provided. Camellia Court PRE22-000078 Page 5 of 6 April 7, 2022 5 11. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 13. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. Williams Ave S. is classified as Minor Arterial with an existing right of way (ROW) width of 60’ as measured using the King County Assessor’s Map with an existing paved width of approximately 40 feet. Per RMC 4-6-060, to meet the City’s complete street standards for Minor Arterial streets, a minimum ROW width of 91 feet is required, half of street improvements as taken from the ROW centerline would be required and include a 54 feet paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 15.5 feet would be required. a. However, the COR transportation department has determined that the existing curb-curb width is sufficient, and a modified minor arterial street standard containing a right of way width of approximately 65-feet is acceptable. The modified street would contain 12-foot sidewalks with 0.5-foot curb with street trees in tree grates on both sides of the street. Therefore, frontage improvements including a full width of the 12-foot sidewalk, 0.5-foot curb with street trees in tree grates are required, and right-of-way dedication of approximately 2.75-feet based on final survey would be required for this project. 2. An alley to the west of the property with an existing ROW width of approximately 10-feet and an existing paved width of approximately 10 feet. Per RMC 4-6-060, the minimum right of way width for an alley is 16-feet; therefore, a dedication of 3-feet of right of way will be required depending on the final survey. Per City code 4-6-060 the alley would need to be 12-feet paved with storm drainage improvements. 3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Camellia Court PRE22-000078 Page 6 of 6 April 7, 2022 6 7. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 8. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2022 transportation impact fee for net new pm peak hour vehicle trips is $7,145.85 per trip. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 7, 2022 TO: Pre-Application File No. 22-000078 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Camellia Court – 99, 101, 107 Williams Ave S (Parcel numbers 00072000096, 7231502125, 7231502130) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is composed of three lots: 99, 101, 107 Williams Ave S (Parcel numbers 00072000096, 7231502125, 7231502130). To the east the project area abuts public street frontage on Williams Ave S; to the south and west it abuts a public right-of-way alley. It is located within the CD zone in Urban Design District A and the City Center Sign Regulation area. The site area is approximately 17,250 square feet (0.39 acre) and is currently improved with a detached residence, duplex and a multi-unit commercial building. The proposal is for a six-story residential building (95 dwelling units: 85 market rate units, 10 affordable housing units) with two levels of parking (ground level and subterranean). The structure would cover the entirety of the project area. Vehicle access is proposed via the alley abutting the western side of the project. Current Use: The project area is improved with a detached residence, duplex and a multi-unit commercial building. All are proposed to be removed. Zoning Requirements: The subject property is located within the Center Downton (CD) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CD zone. 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. Within the CD zone Attached Dwellings - Flats are permitted. The subject property is located outside of the Downtown Business District and therefore standalone residential is allowed, provided residential amenity space and/or lobby space is provided on the ground floor along the Camellia Court, PRE22-000078 Page 2 of 10 April 7, 2022 street frontage, which shall be at least 20 feet wide and at least 50 percent of the façade width for facades less than 60 feet wide, or a minimum of 30 feet wide for facades greater than 60’ wide. (Widths shall be measured along the building façade) The ground floor shall have a floor- to-ceiling heigh of 12 feet. Where located on the ground floor and within 10 feet of public sidewalk, the floors of attached dwellings shall be at least two feet (2’) elevated above the grade of the sidewalk. Density: The minimum net residential density for the CD zone is 75 dwelling units per net acre; the maximum is 150. Density may be increased to 200 dwelling units per net acre subject to conditional use permit approval. Net density is calculated by subtracting critical areas, 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 that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the approximate gross land area of 0.39 acre, the 95-dwelling unit proposal arrives at a gross density of approximately 243.58 du/ac (95 dwelling units / 0.39 gross acre = 243.58 du/ac). A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. The gross density would result in 243.58/ du/ac; however, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A completed Density Worksheet would be required with the land use application. Absent the known net density and utilizing the known gross density calculation, approximately Seventy-eight (78) units would be the maximum number of units permitted through the conditional use permit process (200 du/ac * .39 ac = 78 du). Projects utilizing the Density Bonus Review that are 30 units or greater shall construct at least 10% of the total units in the project as affordable; 10 affordable units is 10.52% of the total (10 units / 95 units = 10.52). Within the CD zone the maximum density is 30% above the density allowed via a conditional use permit. Ninety-five (95) units is 21.79% above the density allowed via a conditional use permit (17 units / 78 units = 21.79). Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). Building Standards – The CD zone does not have a maximum lot coverage for buildings. The maximum building height is 95 feet. Heights may exceed the zone’s maximum height with a conditional use permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones designated under RMC 4-3-020: Airport Related Height and Use Restrictions. The proposal is within Airport Safety Zone 6. 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. Camellia Court, PRE22-000078 Page 3 of 10 April 7, 2022 Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CD zone are: Front yard and secondary front yard: no minimum, Maximum front yard and secondary front yard: 15-ft for buildings or for portions thereof, 25 ft. or less in height and none for that portion of a building over 25 ft in height; Rear and side yard: none, unless the ground floor façade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley then none. Additionally, if the façade contains living rooms windows, then the upper stories shall be set back in the following manner: 10 ft for the second story and 15 ft for all upper stories. As proposed, living rooms windows are present on the façades of the second through sixth story; the upper stories will be required to meet the upper story setbacks. Compliance with required setbacks for the new structures would be verified at the time of land use application. Landscaping: Street trees shall be selected from the City’s Approved Street Tree List based on the planting area width and the presence or lack of overhead power lines. Street trees shall have a minimum caliper of two inches (2”) and be planted pursuant to the standards promulgated by the City, which may require root barriers, structures soils, or other measures to help prevent roots from damaging infrastructure. Tree grates and hardscape may be substituted for planting strip areas if approved by the Administrator. A conceptual landscape plan showing required exterior and interior landscaping shall be provided with the construction permits (or land use application if required) as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. A 12-foot sidewalk with street trees in grates will be required. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. Currently, the tree retention plan must show preservation of at least 10 percent (10%) of significant trees in the CD zone and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (please note that tree regulations (D-197) are proposed to change this year that would require properties subject to active land development permits to retain a minimum of thirty percent (30%) of all significant trees on site). Tree retention standards shall be applied to the developable area of a property (i.e., land within critical areas and their buffers, public rights-of- way, private PUD streets, shared driveways, and public trails shall be excluded). If the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: o Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Camellia Court, PRE22-000078 Page 4 of 10 April 7, 2022 o Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Refuse and Recycling: All new development for multi-family, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For multi-family, a minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas and a minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. The submitted material did not identify a refuse and recycling enclosure area. Refuse and recycling areas would need to be identified in the land use application that meet the minimum size, screening, location, and other standards in RMC 4-4-090. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the land use application. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Access/Parking: All parking shall be provided in the rear portion of the site with access taken from an alley, where available. The project would be subject to RMC 4-4-080, “Parking Loading and Driveway Regulations” effect at the time of complete application. Access is proposed via the alley to a structured garage. Standard parking stalls within structured parking shall be a minimum of 15 feet long by eight feet, four inches (8’4”) in width for 90-degree parking. Compact stalls for structured parking shall be a minimum of 12 feet in length and seven feet, six inches (7’6”) in width for 90-degree parking; compact stalls shall account for no more than 50% of stalls. Ninety-degree parking shall have a minimum aisle width of 24 feet. Camellia Court, PRE22-000078 Page 5 of 10 April 7, 2022 Within the CD zone a minimum and maximum of one (1) parking stall per dwelling unit is required. One (1) stall for every four (4) attached dwellings for low income is required; a maximum of 1.75 per dwelling unit is allowed. One-half (0.5) bicycle parking spaces per one dwelling unit is required. Tandem parking is only permitted for detached single family residential and townhouse developments. Lighting: Light fixtures should be non-glare to minimize the impact onto adjacent and abutting properties. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Lighting should include timers or other switches to ensure that lights are extinguished when not in use. The applicant would be required to provide a conceptual lighting plan at the time of formal land use application review. In addition, see the standards found in RMC 4-4-075 Lighting, Exterior On-site. Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effect at the time of complete application. The proposal is within District A. The following are a brief overview of the applicable requirements. Please refer to regulations in their entirety when preparing the application package. • Building Location and Orientation: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. • Building Entries: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. • Transition to Surrounding Development: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. • Service Element Location and Design: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part of service enclosures. • Structured Parking Garages: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. • Vehicular Access: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Camellia Court, PRE22-000078 Page 6 of 10 April 7, 2022 • Pedestrian Circulation: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. • Recreation Areas and Common Open Space: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. • Building Character and Massing: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. • Ground Level Details: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. • Building Roof Lines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. • Building Materials: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. • Lighting: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Complete building elevations were not provided as part of the pre-application meeting materials. The following are items of note that do not appear to be fully met or it cannot be determined if they are being met: • The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. • 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. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Planning would support a covered stoop-style entrance. • At least one of the following design elements shall be used to promote a transition to surrounding uses: Camellia Court, PRE22-000078 Page 7 of 10 April 7, 2022 1. Building proportions, including step-backs on upper level in accordance with surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. • 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. • The entire public facing facade shall be pedestrian oriented. Ground floor stoop units along Williams Ave SE should be integrated into the project. • 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. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. At least one of the following shall be provided in each open space and/or recreation area: i. Courtyards, plazas, pea-patches, or multi-purpose open space; ii. Upper-level common decks, patios, terraces, or roof gardens. Such 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; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Private decks, balconies and private ground floor open area does not count towards the common open space area requirements. • All building facades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of two feet (2’) deep, sixteen feet (16’) in height and eight feet (8’) in width. • Untreated blank walls visible from public streets, sidewalks or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered blank if: i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. • Any façade visible to the public shall be comprised of at least 75% transparent windows and/or doors for at least the portion of the ground floor façade that is between four feet (4’) and eight feet (8’) above ground (as measured on the true elevation). Camellia Court, PRE22-000078 Page 8 of 10 April 7, 2022 • At least one of the following elements shall be used to create varied and interesting roof profiles: 1. Extended parapets; 2. Feature elements projecting above parapets; 3. Projected cornices; 4. Pitched or sloped roofs. • All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down -lighting and decorative street lighting. Please be aware that the above are not the only regulations required. Full compliance will be determined at time of land use application review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. For more information about fences and retaining walls refer to RMC 4-4-040. 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. A geotechnical report prepared by a licensed professional engineer would be required and hydrogeologic study may be required prepared by a qualified professional (both at the applicant’s expense) with the formal land use application. Environmental Review: Environmental review is required for projects with 10 or more dwelling units. Permit Requirements: The proposal would require Hearing Examiner (HEX) Conditional Use for the proposed increased density, HEX Site Plan Review as the project would be considered large project scale, and Environmental Review (SEPA). Based on the 2022 fees in effect at the time of this memo, the total is $4,515.00 ($3,300 HEX Conditional Use Permit + $3,800 HEX Site Plan Review + $1,600.00 SEPA + $435.00 Technology Fee (5%) = $9,135.00). Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at Camellia Court, PRE22-000078 Page 9 of 10 April 7, 2022 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 in the Conditional use Permit Submittal Requirements and Site Plan Review Submittal Requirements documents. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Notice Requirements: Neighborhood Meeting: A neighborhood meeting is required for projects estimated to have a monetary value equal to or greater than $10,000,000. A required neighborhood meeting shall occur after a pre-application meeting and before submittal of applicable permit applications. The meeting shall be held at a location open to the public and that is in compliance with the Americans with Disabilities Act and can accommodate a reasonable number of neighbors within the notification boundary. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site, unless an alternate meeting location is approved by the Administrator. Full meeting requirements can be found in RMC 4-8-090A Neighborhood Meetings. Public Outreach Signs: Public outreach signs are required for projects estimated to have a monetary value equal to or greater than $10,000,000. The sign shall be erected at the approximate midpoint of the site’s street frontage and five feet (5') within the front lot line or as otherwise directed by the Department for maximum visibility. The sign shall not be removed until a temporary certificate of occupancy or a certificate of occupancy is issued. Full public outreach sign requirements can be found in RMC 4-8-090B Public Outreach Signs. Public Information Sign: Public Information Signs are required for all Type II 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. Fees: In addition to the applicable land use application fees, impact fees would be required. The fee in effect at the time of permit issuance will apply. The 2022 impact fees are as follows: • A School Impact Fee based on $4,737 (plus a 5% process charge) per each new unit. • A Transportation Impact Fee based on $6,717.10 per each new unit. • A Park Impact Fee of $1,977.62 per each new multi-family development of five (5) or more units. • A Fire Impact Fee of $964.53 per each new multi-family development. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Camellia Court, PRE22-000078 Page 10 of 10 April 7, 2022 Expiration: Upon approval, the Conditional Use Permit is valid for two (2) years of such approval unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. The Hearing Examiner may grant one extension of time for a maximum of one year for good cause shown. The burden of justification shall rest with the applicant. (RMC 4-8-100) Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A two (2) year extension may be granted for good cause by the Administrator. It is the responsibility of the owner to monitor the expiration date.