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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000363.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 1 PRE-APPLICATION MEETING FOR 4325 Sunset Townhomes PRE24-000363 CITY OF RENTON Department of Community & Economic Development Planning Division December 12th, 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 Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 2 Renton Regional Fire Authority M E M O R A N D U M DATE: December 10, 2024 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Sunset Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. 1. The fire flow requirement for the proposed buildings is calculated at the rate of 3,250 gpm if built with non-rated construction or can be reduced to 2,250 gpm with residential fire sprinklers added. Four hydrants fire hydrants are required. One within 150 feet and three within 300 feet of each of the proposed buildings. Fire flows that exceed 2,500 gpm require a looped water main around the complex of buildings. If fire sprinklers are added, it would eliminate the looped water main requirements and reduce the fire hydrant count down from 4 to 3 hydrants. 2. Approved fire sprinkler systems are required throughout the buildings if they exceed the four- unit threshold. Separate plans and permits required by the fire department. 3. The fire impact fees are applicable at the rate of $579.41 per townhome unit. This fee is paid at building permit issuance. 4. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. Maximum fire apparatus access roadway grade allowed is 15 percent. Dead end access roadways over 150 feet long require an approved fire apparatus turnaround. A hammerhead turnaround is acceptable. The hammerhead is required to be fully paved, pervious pavement is not allowed. DEPARTMENT OF COMMUNITY CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 3 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 12, 2024 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: 4325 Sunset Townhouse 4235 NE Sunset Blvd, Renton, WA PRE24-000363 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 # 0323059055. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. 2. The site is located outside of the City’s Wellhead Protection Areas. 3. There is an existing 12-inch water main located in NE Sunset Blvd that can deliver a maximum flow capacity of 5,400 GPM (see water plan no W-031513). 4. There is an existing 8-inch water main located in NE 12th St that can deliver a maximum flow capacity of 2,500 GPM (see water plan no W-043001). 5. The static water pressure is approximately 72 psi at ground elevation of 398 feet. 6. There is an existing ¾-inch domestic water meter (facility ID number MTR-017329) serving the lot from the 12-inch water main in NE Sunset Blvd. 7. There is one existing fire hydrant located within 300-feet of the proposed buildings: a. Across NE Sunset Blvd to the north of the property, approximately 95-feet from the project parcel (HYD-NE-00023). 8. 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 2.250 GPM with residential fire sprinklers added. A looped water main is required on-site around the proposed townhouse if the fire flow requirement is over 2,500 gpm. If fire sprinklers are added, it would eliminate the looped water main requirements and reduce the fire hydrant count down from 4 to 3 hydrants. 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. Option 1: A new 12-inch dead-end (minimum size) water main will be required within the new access driveway, and it shall be connected to the existing 12-inch water main in NE Sunset Blvd that can provide 2,800 GPM. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 4 b. Option 2: A new 8-inch looped (minimum size) water main will be required across the new access driveway, and it shall be connected to the existing 12-inch water main in NE sunset Blvd and to the existing 8-inch water main in NE 12th St that can provide 2,500 GPM. c. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public right-of-way. d. Installation of off-site and on-site fire hydrants are required. The final 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. Across NE Sunset Blvd to the north of the property, approximately 95-feet from the project parcel (Hydrant ID No. HYD-NE-00023). e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. f. Installation of a separate domestic water meter and service line to each townhouse, and a double check valve assembly (DCVA) behind the meter per City standard is required. g. A 1-inch water meter is required for each townhouse served by a sprinkler system. h. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 11. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 12. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees 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. b. Water Service installation fee is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. d. Fire sprinkler service fee is $648 for each townhouse. 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 construction permit issuance. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton& cr=1. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. The project is within the City of Renton’s sanitary sewer service area. 3. There is a 12-inch concrete gravity wastewater main located in NE Sunset Blvd (see record drawing S- 016701). 4. There is an 8-inch PVC gravity wastewater main located east of the parcel (see record drawing S-039501). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 5 5. The existing home is currently being served by an existing septic system as City records do not show a sewer billing account for this parcel. The existing septic tank will need to be decommissioned in accordance with Department of Health requirements. 6. A separate side sewer will be required for each townhouse. All new sewer stubs shall be a minimum of 6 - inch and shall run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 7. A conceptual utility plan will be required as part of the land use application for the subject development. A minimum 8-inch diameter sewer main extension, if proposed, conforming to the standards in RMC 4-6- 040 will be required. Additionally, a 15-foot-wide public sewer easement, centered on the sewer main, if proposed, that are not within the public right of way, will be required as part of the civil construction permit. A permanent drivable surface to each sewer manhole, if proposed, is required. 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 is an existing 12-inch stormwater main located along the northern frontage, along NE Sunset Blvd (see record drawing S-149208). 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the May Creek drainage basin and the Honey Creek sub basin. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance 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 the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 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 extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured 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 sl ope 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 6 7. Erosion control measures to meet the City requirements shall be provided. 8. The site contains critical areas that may impact surface water requirements such as an on-site stream. 9. The project is in the May Creek basin. Honey Creek, a tributary stream to May Creek is located on and adjacent to the site. The FEMA 100-year floodplain for this stream has not been delineated for this site. The project will need to establish the 100-year floodplain elevation of Honey Creek on the site. A Minor Floodplain Study, as defined in Section 4.4.2.3 of the 2022 Renton Surface Water Design Manual, is required to determine the location of the floodplain and to determine if the project will have filling of the floodplain that would require compensatory storage. The report is also needed to verify that site improvements (on - site pavement and utilities) would not be impacted by flooding and that the lowest floor elevations of buildings in the floodplain are 1’ above the 100-year floodplain elevation. 10. 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. 11. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 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: The proposed project fronts NE Sunset Blvd to the north, and private property to all other sides. a. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with 5 lanes is 103’. The King County Assessor’s Map shows a current right of way width of approximately 90’ for NE Sunset Boulevard adjacent to the site. The minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. A dedication of approximately 6.5’ along the frontage would be required to meet the City’s Street standards. i. However, in the existing condition there is a 56’ wide paved roadway with a 0.5’ curb and 5’ sidewalk along both frontages of the road. City staff has confirmed that the curb-to- curb width is adequate and would support a street modification to keep the existing curb to curb width. Conformance with the City’s complete street standards would be required behind the curb line. An 8’ planter and 8’ sidewalk would be required. If 2’ of clear space is not provided once the new street frontage improvements are installed in the current right of way limits, right of way dedication may be required. A modification shall be submitted with the land use application for the listed section. 2. A turnaround per City Standard is required if a dead-end street is greater than 150 feet per RMC 4-6- 060.H.2. 3. 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. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 7 6. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 7. 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. 8. 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. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2024 transportation impact fee is $6,987.79 per townhouse dwelling unit. b. Credit will be applied for existing single-family home to be demoed. c. 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 20 24 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 8 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 12, 2024 TO: Pre-Application File No. PRE24-000363 FROM: Alex Morganroth, Principal Planner SUBJECT: 4325 Sunset Townhomes – APN 0323059055 General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject property at 4325 NE Sunset Blvd (APN 032305-9055) is located on the south side of NE Sunset Blvd near the intersection of Whitman Ct NE. A single-family home and three (3) associated accessory structures are located on the site, of which the applicant has proposed the retention of the home and two (2) of the outbuildings. The fourth building would be removed. The project site totals 1.87 acres in area and is located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’. The applicant proposes to construct thirteen (13), three-story townhomes within three (3) buildings on the site. Each townhome would have on-site parking for two-vehicles. A six-unit building would be located adjacent to NE Sunset Blvd. The other two (2) buildings, including both a three-unit and four-unit building, would be located at the rear (south) of the site. Two (2) common open space areas are proposed with one on the south side of the site and one on the north side of the site. All townhomes would take vehicular access via an internal private road approximately 20-feet wide off of NE Sunset Blvd. The applicant has also proposed converting the three (3) existing buildings to commercial or live-work uses. The City’s mapping system, COR Maps, indicates that an Ns rated stream (Honey Creek) is located on the property. Current Use: A single-family home with associated accessory structures are located on the site. 1. Zoning and Overlay Districts: The subject property is located within the Commercial Mixed Use (CMU) land use designation and is within the Commercial Arterial (CA) zoning classification. The property is also in the Urban Design District D overlay. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. Attached Dwellings – Townhomes are permitted in the CA zone, IF the site is abutting a City of Renton residential zone, AND if at least one vertically mixed-use building is constructed along the street frontage(s) with a minimum of two (2) residential stories above commercial, the standalone residential building(s) are sited closest to the abutting residential zone and, if townhouses, limited to three (3) stories. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 9 The vertically mixed-use building must have at two (2) residential stories above ground floor commercial along any street in the CA zone. Within the CA zone, any development wherein dwelling units are proposed shall provide a minimum of 40% of gross commercia l floor area equivalent to a percentage of the building footprint of all buildings on site containing residential dwelling units. At a minimum, the development shall include ground floor commercial space along any street frontage 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. For vertically mixed-use buildings, the façade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary façade. The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is generally proportional to the increased depth of commercial space. Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. The proposal does not include a vertically mixed-use building along NE Sunset Blvd and therefore does not comply with the use standards for the CA zone (RMC 4-2-060 and RMC 4-2-080A.6). 2. Density: The density range allowed in the CA zone is a minimum of 20 dwelling units per net acre (du/ac) to a maximum of 80 dwelling units per net acre (du/ac). The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. Based on the gross site area of 1.87 acres, thirteen (13) dwelling units would result in a gross density of approximately 7 du/ac (13 units / 1.87 acres = 6.96 du/ac). The proposed gross density of 7 du/ac would be outside the density range permitted for the CA zone. The applicant would be required to submit a density worksheet at the time of formal land use application demonstrating compliance with the net density requirements. 3. Development Standards: The project is subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the CA zone is 5,000 square feet. There is no minimum lot size for attached dwellings. There are no minimum width or depth requirements in the CA zone. The existing lot applies with the lot size requirement for the CA zone. Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. Conformance with building standards would be determined at the time of permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none, except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. Building Height – The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones. Building CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 10 height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. 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. With in 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 382 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. No building/structure elevations were provided with the application. Maximum height compliance would be required prior to land use approval. 4. Residential Design and Open Space Standards: All new residential dwelling units in the CA zone would be subject to the Residential Design and Open Space Standards outlined in RMC 4-2-115. In addition, when new dwelling units are created in the R-10 and R-14 zones, any retained dwelling units included in the development shall comply with the standards in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. For example, site design requirements for townhomes in the R-14 zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least thirty feet (30') wide. All site design, open space and residential design standards applicable to the R-14 zone would be verified at the time of land use review. 5. 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. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Conformance with these requirements would be determined at the time of land use application review. 6. Refuse and Recycling Areas: Commercial Component: All new developments for commercial uses shall provide on -site refuse and recyclable deposit areas and collection points for collection in compliance with 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. The size of these areas shall be dependent on the size and number of the proposed uses. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 11 Townhome Component: Multi-family residences (i.e. townhomes) using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. 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. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal application A refuse and recyclable collection area is not shown. Full compliance will be determined at the time of permit review. *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. 7. 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. The subject property is a commercial zoned lot abutting a residential zone (south property lines), therefore a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. 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. 8. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 12 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 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. 9. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 13 of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4 -4-070F.1, the site shall be brought into conformance. 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. 10. Parking: Townhouse and detached unit development requires two (2) onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. Vehicle surface parking lots shall meet minimum landscape standards in RMC 4-4-070, including perimeter and surface parking. Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the project. The bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Designated bicycle parking spaces within individual garages can count toward the minimum requirement. The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F.10.d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. 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. Parking for commercial uses would be required based on the parking requirements in RMC 4-4-080F.10.d, Parking Spaces Required Based on Land Use. Bicycle parking shall be provided for 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. 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 NE Sunset Blvd 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. 11. Access/Driveways: Access is proposed via one driveway off of NE Sunset Blvd. 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. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. 12. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100) for any new commercial or mixed use CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 14 buildings (does not apply to Townhomes). In general, the regulations encourage building design that is unique and urban in character, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘D’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. • 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 from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • At least one of the following design elements shall be used to promote a transition to surrounding uses: Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. • 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. • Parking shall be located so that no surface parking is located between a building and the front property line and shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets • The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Compliance with these standards would be verified during formal land use review. 13. Critical Areas: Honey Creek is located along the southeast portion of the property. The City’s COR mapping database identifies this reach of Honey Creek as Ns or a non-fish seasonal stream however be advised that portions of the creek have been found to be fish bearing. Ns rated streams require a minimum buffer of 50- CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 15 feet and a structure setback of 15-feet from the edge of the buffer. Reduction of Ns stream buffers are limited to a 40-foot buffer and the buffer would require enhancement. Buffer width may also be averaged with a minimum width of 25-feet if the total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging. Buffer averaging also requires enhancement to the remaining buffer area. A Native Growth Protection Area would be est ablished for the onsite stream and associated buffer as part of the site plan approval process. See RMC 4-3-050I.2 for buffer reduction and averaging criteria. 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. 14. Environmental Review: The construction of a building greater than 4,000 sq. ft. is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. 15. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zone. The proposal would require Hearing Examiner Site Plan Approval as the project will need to include a commercial element and is abutting a residentially zoned property south of the site. 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. 16. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2025 application fees include $4,402.00 for Hearing Examiner Site Plan Review, $1,856.00 for SEPA Review, and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $299.00 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. 17. 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. 18. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits, Site Plan (Hearing Examiner), 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. 19. Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000363 16 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. 20. 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. Publi c 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. 21. 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. A Fire impact fee $579.41 per new multi-family dwelling unit. b. A transportation impact fee would be based on the land use. For example the multi-family residential impact fee is $6,184.02 per new multi-family dwelling unit, or $8,031.94 per net new PM Peak Hour Person Vehicle Trip; c. Renton School District Impact Fee $3,268.00 per new multi-family dwelling unit (+5% administrative fee); and d. Parks Impact Fee currently assessed at $2,222.84 per new multi-family dwelling unit (5 or more units). 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. The approval body may require a public hearing for such extension. 23. 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, Principal Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment.