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HomeMy WebLinkAboutPRE-APP_Meeting SummaryDEPARTMENT 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 410 Williams Ave S 410 Williams Ave S, Renton, WA 98057 PRE 24-000253 September 26, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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). M E M O R A N D U M DATE: August 27, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Williams Apartments 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code including 5-inch storz fittings. It appears that adequate fire flow is available at this site. 2. Fire impact fees are applicable at the rate of $579.41 per multifamily unit. This fee is paid at time of building permit issuance. No charge for parking garage areas. Credit will be granted for the areas of buildings removed from the site. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access is acceptable from existing city streets. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 26, 2024 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Williams Mixed Use Building 410 Williams Ave S, Renton, WA PRE24-000253 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel # 7231501625. 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 Valley 196 Pressure Zone. The approximate static water pressure is 68 PSI at elevation of 38 feet. 2. The site is located within the City’s Wellhead Protection Area Zone 1. 3. There is an existing 12-inch City water main located in Williams Ave S that can deliver a maximum capacity of 5,200 gallons per minute (gpm). (Record Dwg: W-27220D). 4. There is an existing 3/4-inch domestic water service line and meter to the west of the project site (Facility ID No. MTR-008650). 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority (RRFA) has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm including the use of an automatic fire sprinkler system throughout the building. A looped water main is required on-site around the proposed building if the fire flow requirement is over 2,500 gpm. 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) 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 Williams Mixed Use Building _PRE24-000253 Page 2 of 7 September 26, 2024 2 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. b) 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. c) All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per COR Standard Plan 360.1. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. If interior of building, the RPBA must also be installed prior to the first plumbing fixture. d) Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no 340.8, if applicable. e) Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the mixed-use 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 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. The fire sprinkler riser room must be along the exterior building wall fronting Williams Ave S in order for the DCDA to be located inside the building. The proposed layout submitted along with the preapplication meeting needs to be modified. f) 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. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: i. One fire hydrant within the sidewalk approximately 20 feet to the southwest of existing building (Hydrant ID No. HYD-S-00627); ii. One fire hydrant within the sidewalk approximately 100 feet to the northwest of the existing building (Hydrant ID No. HYD-S-00626). iii. One fire hydrant within the sidewalk approximately 100 feet to the southwest of the existing building (Hydrant ID No. HYD-S-00657). g) A 15-foot-wide public water easement is required for any public water main, fire hydrants and water meters located outside City Right of Way. h) The fire department connection (FDC) must be installed within 50’ of the existing fire hydrant (Hydrant ID No. HYD-S-00627). i) Installation of a “Storz” adapter on the existing hydrants will be required if they are not already equipped with one. 6. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining Williams Mixed Use Building _PRE24-000253 Page 3 of 7 September 26, 2024 3 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) Credit of the SDC in the amount equal to the SDC fee for the size of the existing water meter will be applied, if abandoned. f) 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. g) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton&cr=1. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch PVC gravity sewer main in Williams Ave S (Record Dwg: S-27221E). 3. The project site is currently serviced with public sewer, the city does not have the record showing how the side sewer is connected to the existing sewer main. The existing 6-inch sewer stub (Facility ID No. SLAT-11530) to the southwest of the project site needs to be cut and capped. The existing sewer stub (Facility ID No. SLAT-11532) to the west of the project site can be CCTV’d and if found acceptable of the condition to the sewer department, can be re-used to serve the proposed use of the building. 4. The applicant will need to show how they propose to serve the new mixed-use building with sanitary sewer service. 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 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 finished elevations. 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. Williams Mixed Use Building _PRE24-000253 Page 4 of 7 September 26, 2024 4 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. A credit of the SDC in the amount equal to the SDC fee for the size of the previous water meter will be applied. c. SDC fees are payable at construction permit issuance. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. SURFACE WATER 1. There are existing 12-inch stormwater main and associated catch basins located in Williams Ave S (Record Dwg: R-335712). 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 Black River drainage basin. 3. The site falls within Zone 1 of the City’s Aquifer Protection Area (APA), open facilities such as flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited. 4. The floor drains from the proposed parking structure shall be routed through a City approved oil/water separator prior to discharge into the sewer main, and shall not be routed to city’s stormwater system. 5. Slot drains along the west side of the alley may be required to prevent stormwater from entering the parking garage depending on the final grades. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 8. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. 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 mixed use building. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Storm drainage improvements along all public street frontages are required to conform to the City’s Street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for Williams Mixed Use Building _PRE24-000253 Page 5 of 7 September 26, 2024 5 developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 10. 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. 11. Critical areas that may affect surface water review, the project site is within high seismic hazard areas. 12. Erosion control measures to meet the City requirements shall be provided. 13. 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. 14. 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=Cityo fRenton&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: The proposed project fronts Williams Ave S to the west, and an alley to the east. • 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 42 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. i. 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 67-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 3.5-feet based on final survey would be required for this project. A modification shall be submitted with the land use application for the listed section. • An alley to the east 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. 2. Refer to City code 4-4-080 regarding driveway regulations. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. Williams Mixed Use Building _PRE24-000253 Page 6 of 7 September 26, 2024 6 4. On and off-site ADA ramps, curbing, and sidewalk 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. 5. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. • Credits will be applied for existing trips generated per current use. • See Section XII.5.b for the full impact fee schedule: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. 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 Williams Mixed Use Building _PRE24-000253 Page 7 of 7 September 26, 2024 7 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: September 26, 2024 TO: Pre-Application File No. 24-000253 FROM: Jill Ding, Senior Planner SUBJECT: 410 Williams Ave S – 410 Williams Ave S (APN 7231501625) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located on the east side of Williams Ave S and south of S 4th St and is addressed as 410 Williams Ave S (APN 7231501625). The project site totals 11,500 square feet (0.26 acres) in area and is zoned Center Downtown (CD), downtown business district, and is within Urban Design District A. The project site is currently developed with an existing 2,930 square foot single-family residence, currently used as an office building. The existing building is proposed to be removed. The applicant proposes to construct a new four-story building with twenty-four (24) residential units, and either two live-work units or 3,829 square feet of retail on the ground floor. Parking would be provided within the building and would include 24-25 spaces. According to City of Renton (COR) Maps, the site is mapped within a seismic hazard area and within a wellhead protection area, zone 1. Current Use: Currently the site is occupied with an existing single-family residence, currently utilized as an office building. The exiting structure would be removed. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation, the Center Downtown (CD) zoning designation, and Urban Design District A. Commercial & Mixed Use designations are place areas with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The 410 Williams Ave S Page 2 of 11 September 26, 2024 purpose of the Center Downtown Zone (CD) 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. Attached residential units are permitted within the CD zone, provided the dwelling units shall be integrated into a vertically mixed-use building with ground floor commercial situated closest to a public street. Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro- breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. The proposal including live-work units on the ground floor would not be permitted as live-work units are not included in the acceptable commercial uses listed above and are not uses permitted within the CD zone. Retail uses are permitted uses within the CD zone. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. 2. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). Density – The area of public rights-of-way, legally recorded private access easements and critical areas (such as protected slopes, Class 1 to 4 streams, etc.) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. 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. The density range permitted in the CD zone is a minimum of 75 dwelling units per net acre up to a maximum of 150 dwelling units per net acre. The maximum density may be increased up to a maximum of 200 dwelling units per net acre with the approval of a Conditional Use Permit. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. Based on a gross site area of 0.26 acres, the proposal for 24 dwelling units would result in a gross density of 92 dwelling units per acre, which is within the density range permitted within the CD zone. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – There are no minimum lot size, width and depth requirements in the CD. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CD zone are as follows: 410 Williams Ave S Page 3 of 11 September 26, 2024 Minimum Front Yard None Maximum Front Yard 15 ft. for buildings or portions thereof 25 ft. or less in height. None for that portion of a building over 25 ft. in height. Minimum Secondary Front Yard None Maximum Secondary Front Yard 15 ft. for buildings or portions thereof 25 ft. or less in height. None for that portion of a building over 25 ft. in height. Minimum Rear Yard None, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Minimum Side Yard None, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Clear Vision Area None There are no minimum setbacks applicable to the project proposal. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CD zone is 150 feet. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The applicant would be required to demonstrate compliance with the height requirements of the CD zone at the time of formal land use application. Maximum Lot Coverage for Buildings – There are no maximum lot coverage requirements in the CD zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Required Location for Parking – All parking shall be provided in the rear portion of the site, with access taken from an alley, where available. Surface parking shall not be located between a building and a street. Parking may be located off-site subject to a joint parking requirement. 3. Residential Mixed-Use Development Standards: Any mixed-use residential development must meet the requirements of RMC 4-4-150, “Residential Mixed-Use Development Standards.” 410 Williams Ave S Page 4 of 11 September 26, 2024 Design – For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary facade. The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is generally proportional to the increased depth of commercial space. Ground Floor Commercial – Where Required – A vertically mixed-use building with at least two (2) residential stories above ground floor commercial is required within the CD Zone within the Downtown Business District. Commercial Area Requirement – Within the following zones, any development wherein dwelling units are proposed shall provide an amount of gross commercial floor area equivalent to a percentage of the building footprint(s) of all buildings on site containing residential dwelling units, as specified in the chart below. The following areas are exempt from commercial space requirements: CD-zoned properties outside of the Downtown Business District; and CV-zoned properties not abutting NE Sunset Blvd. east of Harrington Avenue NE. CN CV CA CD CO COR UC-1 UC-2 40% 40% 40% 50% 40% 40% 40% 20% Ground Floor Commercial Space Standards – At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the building in conformance with the following standards: a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. The proposal would be required to demonstrate compliance with the above requirements at the time of formal land use application. Based on the materials submitted, it does not appear that the proposal included the required 50% ground floor commercial area. 4. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In residential developments, 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. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. Refuse and recyclables deposit areas and collection points may be located in 410 Williams Ave S Page 5 of 11 September 26, 2024 separate buildings/structures or outdoors. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. 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. Compliance with the refuse and recycling standards would be reviewed at the time of formal application. 5. 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 – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. New and existing development in the CD zone is exempt from the street frontage landscaping regulations. Street Trees and Landscaping Required Within the Right-of-Way on Public Streets - Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of this Section shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. 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, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. 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, street lights, 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. 410 Williams Ave S Page 6 of 11 September 26, 2024 The applicant would be required to submit a conceptual landscape plan demonstrating compliance with the applicable landscape regulations at the time of formal land use application. 6. Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 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 410 Williams Ave S Page 7 of 11 September 26, 2024 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- 130H.1.e 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. A formal tree retention plan and tree credit worksheet prepared by an arborist or landscape architect would be required if the proposal includes any expansion or addition of the existing building. 7. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 8. Parking: The following ratios would be applicable to the site: Use Number of Units/ Square footage Ratio Required Spaces Attached dwellings 24 Min and Max: 1.0 spaces per dwelling unit Min/Max: 24 Retail 3,829 sq. ft. Min: None Max: 1.0 spaces per 1,000 sq. ft. of net floor area Max: 4 spaces A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the 410 Williams Ave S Page 8 of 11 September 26, 2024 applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces; for uses in the CD zone that do not require off- street vehicle parking, the number of bicycle parking spaces shall be equivalent to ten percent (10%) of off-street vehicle parking spaces required for the same use located outside of the CD zone. Bicycle parking shall be provided at a rate of one-half (0.5) bicycle parking space per one dwelling unit. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. Compliance with bicycle parking requirements would be verified at the time of formal land use application. 9. Access/Driveways: Access to parking lots and garages shall be from alleys when available. Driveway location, spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. Vehicular access is proposed via 1-2 access points off of the existing ten (10) foot wide alley. 10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘A’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulations. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. 410 Williams Ave S Page 9 of 11 September 26, 2024 • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • Where windows or storefronts occur, they must only contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. • Any facade visible to the public shall be comprised of at least seventy five percent (75%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • Opaque signage is only allowed on or in no more than ten percent (10%) of the window space. Stenciled or other signage types that allow visibility into the building are encouraged and do not count toward the ten percent (10%) calculation of signage in windows. • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass and cast-in-place concrete. • 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. 11. Critical Areas: The project site is mapped within a seismic hazard area and within wellhead protection area, zone 1. A high seismic hazard area is mapped on the project site. The applicant may be required to provide a geotechnical report demonstrating the proposal would not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal application. 12. Environmental Review: The proposal would be subject to Environmental (SEPA) Review in accordance with WAC 197-11-800 as the proposal includes the construction of a new mixed- use building with more than nine (9) residential dwelling units. 13. Site Plan Review: Per RMC 4-9-200, site plan review is required for any development in the CD zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. 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, 410 Williams Ave S Page 10 of 11 September 26, 2024 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 4-9-200.E.3. 14. Permit Requirements: The proposed project would require an Administrative Site Plan Review and Environmental (SEPA) Review. The applications would be processed concurrently within an estimated time frame of 6-8 weeks. The 2024 application fees would total $5,071.50 ($3,030 Site Plan + $1,800 SEPA + $241.50 technology = $5,071.50). A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits would be required. 15. 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. 16. 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. 17. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; 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 shall occur 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. 18. 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 410 Williams Ave S Page 11 of 11 September 26, 2024 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. 19. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2024 impact fees are as follows: • A Fire impact fees are applicable at a rate of $579.41 per multi-family unit and $0.66 per square foot of retail; • A Transportation impact fee of $8,031.94 per new PM Peak Hour trip; • A Parks impact fee of $2,222.84 per multi-family unit; and • A School impact fee of $4,257 (plus a 5% surcharge fee) per multi-family unit. A handout listing all of the City’s Development related fees is available for your review at https:// edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton. 20. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 21. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.