Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 24-000116.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Sikka Apartments (Parcel # 3344500365 and 3344500435) PRE24-000116 May 2, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 02, 2024 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Sikka Apartments XXX Lake Washington Blvd, Renton, WA PRE24-000116 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 # 3344500435 & 3344500365. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed development is within the City of Renton’s water service area and in the Kennydale 308 Pressure Zone. The approximate static water pressure is between 68 PSI and 110 PSI at elevations 152' and 54'. 2. The site is located within the City’s Wellhead Protection Area Zone 2. 3. There is an existing 12-inch City water main located in Lake Washington Blvd N that can deliver a maximum capacity of 4,200 gallons per minute (gpm). (Record Dwg: W-213102 & W-213105). 4. There is no existing water service to the subject property. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority cannot provide the fire requirement comments for the proposed development due to inadequate apartment building information. The following developer’s installed water improvements will be required to provide domestic and fire protection service to the development including but not limited to: a) On-site water main extensions may be required to provide water service to on-site hydrants, fire sprinkler stubs, and domestic water meters. Per City code a looped water main is required around the building when the fire flow demand exceeds 2,500 GPM. b) Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. c) A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right of Way. d) Installation of domestic water meter is required for the building. Water meters 2” in size or less will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. e) All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. f) Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no 340.8, if applicable. g) Installation of a backflow prevention assembly must be on private property behind the domestic water meter. h) Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the apartment buildings. 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 350.3. 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) Installation of off-site and on-site fire hydrants are required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. There is one existing fire hydrant located within the landscaping along the east side of Lake Washington Blvd approximately 140 feet to the north of the project site (Hydrant ID No. HYD-N-00362). Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already equipped with one. j) A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). k) A private owned Pressure Reducing Valve (PRV) may be required if the static pressure of the proposed building exceeds 80 PSI, located on private property downstream of the water meters per COR Std Plan 340.4. 6. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2024 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2 inch meter is $24,250.00 and a 2- inch meter is $38,800.00. b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. c) Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. d) Fire sprinkler service fee is $648.00 per 1-inch service line, $3,238.00 per 1-1/2-inch service line, and $5,181.00 per 2-inch service line. e) Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. f) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ PVC gravity sewer main located along the east side of Lake Washington Blvd N within a 12.5' wide public sewer easement, which is approximately 160' to the north of the project site (Record Dwg: S-283609). 3. Public sanitary sewer will be required to be extended approximately 340 ft to the south along the entirety of the project frontage at Lake Washington Blvd N. 4. The applicant will need to show how they propose to serve the new development with sanitary sewer service to the apartment buildings. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. All wastewater from the proposed parking structure, if any, shall be routed through a City approved oil/water separator prior to discharge into the sewer main. The covered parking may require a grinder pump depends on the elevation of the new sewer main. 6. If proposed, any commercial kitchen will require a grease trap/grease interceptor. 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 domestic water meters 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. a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction permit issuance. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. SURFACE WATER 1. There are existing 12-inch PVC stormwater main and associated catch basins located in Lake Washington Blvd (No Record). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area (Matching Existing Site Conditions). The site falls within the East Lake Washington drainage basin. 3. The site falls within Zone 2 of the City’s Aquifer Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per Sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 6. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Storm drainage improvements along all public street frontages are required to conform to the City’s Street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 8. 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. 9. Critical areas that may affect surface water review, the project site is within high erosion hazard, regulated slopes and moderate landslide hazard area. 10. Erosion control measures to meet the City requirements shall be provided. 11. The current City of Renton Surface Water Standard Plans that shall be used in all onsite 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. 12. A Construction Stormwater General Permit from the Washington Department of Ecology is required if land disturbance of the site exceeds one acre. 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 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton&cr= 1. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a) Lake Washington Blvd N – The existing right-of-way width in Lake Washington Blvd N is approximately 60 feet. This street has been identified as a Collector Arterial Road. To meet the City’s complete street standards of RMC 4-6-060, a two (2) lane Collector Arterial Roadway requires a ROW width of 83 feet. The half street improvements shall include a pavement width of 46 feet (23 feet from centerline including a 5-foot bike lane and an 8-foot parking lane), a 0.5-foot curb, an 8-foot planting strip, an 8- foot sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage improvements. Dedication of approximately 11.5 feet will be required. a. However, the Transportation Division will support a code modification to retain the existing curb to curb width along this section of Lake Washington Blvd N an alternate street section has been designated for this section Lake Washington Blvd N per City Transportation corridor improvement plan. The modified street section will be as follows: retain existing pavement width, install a 0.5 - foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-feet of clear space at back of sidewalk, street trees and storm drainage improvements. Dedication of approximately 2.5 feet will be required pending final survey. b) A street modification request may be submitted by the developer with the land use application to provide the Transportation recommended street width and dedication instead of the code required width. The right of way dedication and the street section should be shown in the conceptual plan included with the land use application. 2. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. Street lighting on frontage as per City standards is required for the project. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2024 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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 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 fee schedule. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 2, 2024 TO: Pre-Application File No. 24-000116 FROM: Alex Morganroth, Senior Planner SUBJECT: Sikka Apartments (Parcel # 3344500365 and 3344500435) 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 two (2) subject properties (APNs 3344500365 and 3344500435) are located on the east side of Lake Washington Blvd N, directly across from Gene Coulon Memorial Beach Park. The two (2) properties total 45,090 sq. ft. (1.03 acres) and are currently undeveloped. The properties are located in the Residential Multifamily (RMF) zone and Urban Design District B overlay. The applicant proposes to construct a multifamily building with a footprint of approximately 17,600 sq. ft. The height of the building was not included in the proposal. According to the applicant, the building would contain between 14 and 21 units with below-grade structured parking. Access to the site is proposed via Lake Washington Blvd N. City of Renton (COR) Maps indicates the presence of sensitive slopes, protected slopes, a high erosion hazard, and a moderate landslide hazard, and the Wellhead Protection Area Zone 2. Current Use: The site is undeveloped. 1. Zoning and Overlay Districts: The subject property is located within the Residential High Density (RHD) land use designation and Residential Multifamily (RMF) zoning classification. The property is also within the Urban Design District B A variety of commercial and office uses are permitted in the RMF zone – see the Zoning Use Table in RMC 4-2-060 for a list of specific uses. Attached dwelling units are a permitted use in the RMF 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. Density- The minimum net density in the RMF zone is 10 du/ac and the maximum net density is 20 du/ac. Density bonuses are possible for applicants requesting bonus market-rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). The maximum bonus density is 30% above maximum density or density allowed in the zone. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Using the gross area of 1.03 acres, a 14 dwelling proposal arrives at a gross density of approximately 13.5 du/ac (14 dwelling units / 1.03 acres = 13.5 du/ac), which is within the density range permitted in the RMF zone. A 21 dwelling proposal arrives at a gross density of approximately 13.5 du/ac (21 dwelling units / 1.03 acres = 20.4 du/ac), which is within the density range permitted in the RMF zone. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. 2. 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 “RMF standards” herein). Development Standard CN Zone Minimum Lot Size None Maximum Lot Coverage for Buildings Other Attached Dwellings: 35% A maximum coverage of 45% may be allowed through the Hearing Examiner site development plan review process. Maximum Impervious Surface Coverage 75% Maximum Number of Stories 3 Minimum Front Yard Other Attached Dwellings: 20 ft. Maximum Front Yard None Minimum Secondary Front Yard Other Attached Dwellings: 20 ft. Maximum Secondary Front Yard None Minimum Rear Yard Other Attached Dwellings: 15 ft. Minimum Side Yard 5 ft. Gross Floor Area There is no minimum requirement for gross floor area. Building Orientation All commercial uses shall have their primary entrance and shop display window oriented toward the street frontage. Building Height – The maximum wall plate height is 32 feet and three (3) maximum stories, or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. An additional ten feet (10') height and an additional story for a residential dwelling structure may be obtained through the provision of additional amenities such as additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. Building height is measured from t he vertical distance from grade plane to the highest wall plate combined with the height of any portion of the structure that extends above the wall plate (e.g., roof, deck, etc.), excluding chimneys, ventilation stacks, and similar elements. No building/structure elevations were provided with the application. Maximum height compliance would be required prior to land use approval. No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall show the maximum elevation of 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. Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate 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 of land uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation 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 182 above sea level. Compliance with requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements. 3. Screening: Screening must be provided for all surface and roof-mounted mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening. Please see RMC 4-4-095 for additional details. 4. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. Architectural design of the enclosure shall be consistent with the design of the primary building. 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 14 to 21 dwelling units, a collection area of 100 square feet (minimum required) would be required for a refuse and recycling enclosure. No refuse or recycling areas were shown on the submitted materials. Compliance with the refuse and recycling standards (both size and design) would be reviewed with the land use application. *Note - HB 1799 will require organic waste separation; onsite waste like produce and other food items can be donated or included as part of waste collection. The new legislation will go into effect in three (3) phases: 2024, 2025, and 2026. 5. Fences/Walls: Within residential zones the maximum height of any fence, hedge, or retaining wall shall not exceed 48 inches (48”) within the front yard and secondary front yard and 72 inches (72”) elsewhere on the site. 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. . 6. 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. Street Frontage Landscaping – Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. New buildings would trigger landscape requirements. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 7. 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 TREE SIZE TREE CREDITS Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. 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. 8. Parking: For attached units in the RMF zone, a minimum and maximum of 1.6 per 3 bedroom or larger dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit (RMC 4-4- 080F.10.d) is required. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls is based on the total number of spaces provided. Bicycle Parking - Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and all non-residential development that exceeds 4,000 gross square feet in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. For attached dwelling units, a minimum of one-half (0.5) bicycle parking space per one dwelling unit is required. The number of bicycle parking spaces required would be based on 10% of the required number of off-street vehicle parking stalls. For example, any required bicycle parking racks should be located close to the sidewalks leading directly off of Rainier Ave S and S 3rd St to make bicyclists feel that they are easily accessible and a real part of the entire site. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements. 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. 9. Access/Driveway: Access is proposed via a driveway off of Lake Washington Blvd N. 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. 10. Urban Design Regulations: The subject property is within the Urban Design District ‘B’ and compliance with District ‘B’ 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 ‘B’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. Building Location and Orientation: 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. Building Entries: The primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. The primary entrance shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting Surface Parking: Parking shall be located so that no surface parking is located between a building and the front property line. Parking shall be located so that it is screened from surrounding streets by buildings and landscaping. Any surface parking (existing and proposed) needs to be located in the rear (eastern) portion of the property. Recreation Areas and Open Space: All attached housing developments shall provide at least one hundred fifty (150) square feet of private usable space per unit. At least one hundred (100) square feet of the private space shall abut each unit. Private space may include porches, balconies, yards, and decks. Architectural Requirements: All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 11. Critical Areas: Sensitive and protected slopes (grades between 25 and 90 percent) are mapped on the project site. In addition, a moderate landslide hazard, a high erosion hazard, and the Wellhead Protection Area Zone 2 are present on the site. A 15-foot structure setback is required for protected slopes. In addition, protected slopes and their associated buffers shall be placed in a Native Growth Projection Area (tract). A geotechnical report would be required at the time of formal land use application. The analysis should assess soil conditions and detail construction measures to assure site stability. If a smaller structure buffer is proposed, a secondary geotechnical review would be required to be completed at the appl icant’s expense. In addition, a variance is required for any steep slopes buffer reduction. A fill source statement will be required for any offsite soils brought to the site. The applicant would be required to record a Native Growth Protection Easement (NGPE) on top of any designated critical areas on the site An independent secondary review may be required. Additionally, development is prohibited on protected slopes (greater than 40%). This restriction is not intended to prevent the development of property that includes forty percent (40%) or greater slopes on a portion of the site, provided there is enough developable area elsewhere to accommodate building pads. If construction proposed within a protected slope a Critical Areas Reasonable Use Variance would be required. Special Review Criteria for the Reasonable Use Variance are the following: a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; b. There is no reasonable use of the property left if the requested variance is not granted; c. The variance granted is the minimum amount necessary to accommodate the proposal objectives; d. The need for the variance is not the result of actions of the applicant or property owner; and e. The proposed variance is based on consideration of the best available science as described in WAC 365- 195-905; or where there is an absence of valid scientific information, the steps in subsection F of this Section are followed. 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. 12. Environmental Review: The construction of more than nine (9) dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. In addition, the presence of critical areas on the subject properties triggers SEPA review, regardless of number of units proposed. 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. An environmental checklist must be submitted with the land use application. 13. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the RMF 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. 14. Lot Combination: The applicant would be required to combine the two (2) parcels as part of the project. The lot combination could be completed after approval of the site plan and environmental review, prior to issuance of a Certificate of Occupancy for the new building. 15. Permit Requirements: The proposed project would require Administrative Site Plan Review, Environmental (SEPA) Review, a critical areas variance, and a lot combination. All land use permits would be processed within an estimated time frame of 8 weeks. The 2024 application fees include $3,030.00 for Site Plan Review, $1,800.00 for SEPA Review, $570.00 for reasonable use variance, and $570.00 for a lot combination, and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $290 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application 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. 16. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 17. 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. 18. 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. 19. 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. 20. 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; • 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; • 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 (5+ units). 21. 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. 22. 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 pursuant to RMC 4-9-200. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.