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HomeMy WebLinkAboutPRE25-000035_Tran Law_Staff CommentsDEPARTMENT 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 Tran Law 205 Sunset Blvd N PRE 25-000035 03/06/2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 6, 2025 June 20, 2011 TO: Mariah Kerrihard, Associate Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Tran Law Group Rebuilt 205 Sunset Blvd N, Renton, WA PRE25-000035 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcels # 1723059073. 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 Valley 196 Pressure Zone. 2. The site falls within Zone 1 of the Aquifer Protection Area. 3. There is an existing 6-inch water main located in Sunset Blvd. N that can deliver a maximum flow capacity of 1,100 GPM (see Water Plan W-198203). The static pressure is about 65 psi at ground elevation of 44 feet. There is an existing 3/4-inch domestic water service and meter to the subject property (MTR-017263 & LAT-020519), which is connecting to the existing 6inch water main in Sunset Blvd N. 4. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the fire flow demand for the proposed rebuilt is unchanged. 5. The following improvements are required, including and not limited to: a) A separate plumbing permit to reconnect to the existing ¾-inch water service and meter. b) Any future development or new developments on the parcel will require a new water service and meter to each building. PRE25-000035 Page 2 of 3 March 6, 2025 2 SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 15-inch concrete gravity wastewater main located within the Alley along the west property line (Record Dwg: S-006001). 3. The existing fire damaged building #205 is currently serviced with a 6-inch sewer stub to the west of the building (side sewer card can be downloaded here). 4. Since the applicant proposes to demo the fire damaged building to existing concrete slab and reuse the existing concrete slab, the existing sewer stub shall be cut and capped at the service line adjacent to the building, and ensure not impact the sewer services for the other buildings on site. The existing sewer stub shall be CCTV’d and if found acceptable of the condition to the sewer department, can be re-used to serve the rebuilt building. If proposed, all new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. The existing sewer main and manholes to the west of the project site shall be protected during the building’s demolition. 6. The unpermitted trailer and parking installations within the City’s property to the west of the project site shall be removed and restore back to the original land cover. 7. If proposed, any commercial kitchen will require a grease trap/grease interceptor. SURFACE WATER 1. There is an existing 12-inch storm water main and associated catch basins located along the property frontage on Sunset Blvd N (Record Dwg: R-276403). 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 (Matching Existing Conditions). 3. This project is located within the City of Renton Aquifer Protection Area zone 1. Within this zone, open facilities (such as bioretention), open conveyance systems, and on-site BMPs that rely on infiltration are prohibited. 4. There are existing private stormwater main and catch basins located onsite between Building #209 and #207. 5. The existing on- and off-site stormwater facilities (i.e., stormwater main and catch basins) shall be protected during demolition of the fire damaged building. 6. Erosion control measures to meet the City requirements shall be provided. 7. 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. TRANSPORTATION 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: • Sunset Blvd. N is a Principal Arterial with 7 lanes, the existing right-of-way (ROW) width varies. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW width is 125 feet. Per City code 4-6-060, half street improvements shall PRE25-000035 Page 3 of 3 March 6, 2025 3 include a pavement width of 88 feet, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street lighting, street trees and storm drainage improvements. • However, since the project is a rebuilt project after an accidental fire event within one year (CODE24-000883), the above frontage improvement requirements will be exempt if the proposed rebuilt is within the same footprint, size and height as the fire damaged building per RMC 4-10-050. However, if during Land-Use and/or other agency reviews it is determined that outside site and parking/lot improvements are proposed or required, the project may become subject to further transportation review. 2. Since the project is proposing a building rebuilt within the same footprint and same land use as the fire damaged building, no additional traffic impact is anticipated compared to the existing use. GENERAL COMMENTS 1. 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). 2. Fees quoted in this document reflect the fees applicable in the year 2025 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 6, 2025 TO: Pre-Application File No. 25-000035 FROM: Mariah Kerrihard, Assistant Planner SUBJECT: Tran Law – 205 Sunset Blvd N (APN 1723059073) 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 comprised of two (2) existing buildings and is located off Sunset Blvd N (APN 1723059073). The 13,075 square feet (0.30 acres) parcel is zoned Commercial Arterial (CA) and is within the Urban Design District D overlay. According to the King County Department of Assessments, there are two (2) existing buildings, measuring 1,252 square feet, 2,304 square feet, and there was a 999 square foot building previously situated on the southwest corner of the site that was damaged by fire. The building was recently demolished without a permit following fire damage which triggered a code case (CODE24-000859). The proposed alteration was under permit B24002145. The other two (2) existing buildings are proposed to remain on the site. The project proposal is to rebuild the structure in its previous building footprint. Access to the site would remain via the existing curb cuts off Sunset Blvd N. No changes are proposed to the existing surface parking lot. According to City of Renton (COR) maps, the site is located within the Downtown Wellhead Protection Area Zone 1 and is in a high seismic hazard area. Current Use: Currently the site is occupied with three (3) existing buildings, one of which was damaged by fire. The fire damaged building is proposed to be rebuilt within its existing footprint. 1. Zoning /Land Use Designation, and Overlays: The project site is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas Tran Law Page 2 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 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. The zone includes the designated Automall District. Based on the description provided by the applicant, the proposed use would be classified as Office, General, defined as – “A place at which the affairs of a business, profession, service, or industry are conducted and generally furnished with desks, tables, files and communication equipment. This definition includes associated accessory uses including but not limited to exercise rooms and cafeterias for use by employees and clients. This definition excludes conference centers, medical and dental offices, veterinary offices/clinics, city government offices, other government offices and facilities, social service organizations, and construction/contractor’s offices.” General office is a permitted use within the CA zone. 2. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/ renton04/Renton0402/Renton0402120A.html#4-2-120A. Minimum Lot Size, Width and Depth –The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the existing commercial arterial lot. The submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area or 75% if parking is provided within the building. Building Design Standards – Any exterior modifications such as façade changes, awnings, signage, windows, etc., shall comply with the design requirements of Urban Design District D for the new portion of the structure, sign, or site improvement. Please see RMC 4-3-100 for more information specific to Urban Design District D. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The orientation of the building was not clearly stated within the plans. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. Tran Law Page 3 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertical mixed-use buildings (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. Building 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. The building height requirements would be verified at the time of formal application. Screening – All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. The land use application will need to include elevations and details for the proposed methods of screening. 3. Nonconforming Structures: Nothing in this Chapter shall prevent the reconstruction, repairing, rebuilding and continued use of any nonconforming building or structure to its same size, location, and height when the structure is deemed unsafe by the Building Official, damaged by fire, explosion, or act of God, subject to the following condition: The work shall not exceed fifty percent (50%) of the latest assessed or appraised value of the building or structure at the time such damage occurred, otherwise any restoration or reconstruction shall conform to the regulations specified in this Title; provided, that restoration work is initiated by a building permit application within one year of a fire, explosion, or an act of God. If a complete building permit application has not been submitted within one year from the date of the fire or other casualty the structure shall be deemed abandoned and not allowed to be restored or reconstructed. The applicant would be required to show compliance with any nonconformance structures at the time of building permit. 4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. Nonresidential developments require a minimum of three (3) 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 six (6) 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. The applicant should provide a calculation of the refuse and recycling space requirements based on the gross floor area of the existing structures, ensuring the designated areas meet the minimum standards. Refuse and Tran Law Page 4 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 recyclables deposit areas can be centralized or dispersed throughout the site, but they must be easily accessible for users and collection trucks. The proposal should also include details on the location and design of these areas to ensure compliance with accessibility requirements. Based on a net floor area of 1,013 square feet, a minimum of three (3) square feet would be needed for the recyclables area and a minimum of six (6) square feet would be needed for refuse; therefore, a total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with this requirement would be verified at the time of formal land use application. 5. Landscaping: Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation are required to comply with the City’s landscaping regulations. The development standards require that all pervious areas within the property boundaries be landscaped. 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 is 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, 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. Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Tran Law Page 5 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the 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. 6. Significant 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 Tran Law Page 6 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 TREE SIZE TREE CREDITS 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 an 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. A formal tree retention/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. 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 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. 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). Tran Law Page 7 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 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: A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. The proposal stated that there are 10 or more parking spaces. The applicant would be required to submit a parking analysis at the time of the formal land use application, demonstrating that the proposed office would have sufficient parking space for the use. 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. All non-residential developments that exceed 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. The proposed office is less than 4,000 square feet and would not be required to provide bicycle parking. 9. Access/Driveways: Access is proposed via the existing driveways off Sunset Blvd N. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. Compliance with the driveway standards would be reviewed with the land use decision. 10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required for all new structures. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer to 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 four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. • Office buildings shall have pedestrian-oriented facades. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 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 Tran Law Page 8 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including 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 (3). • Parking shall be located so that no surface parking is located between the building and the front property line and/or the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • 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. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building facade and no greater than 150-feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • 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 40 feet. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • Any façade 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). • 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. • 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. Tran Law Page 9 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with downlighting and decorative street lighting. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. 11. Critical Areas: According to City of Renton (COR) maps, a wellhead protection area zone 1 (Downtown) and a high seismic hazard area are mapped on site. Due to the presence of geological hazards, geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and 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 land use application. 12. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800(2)(f). 13. 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. 14. Permit Requirements: The proposed project would require a building permit. Each modification request is $299.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. The review of these permits may occur concurrently with the review of the land use permits but cannot be issued prior to the completion of any appeal periods. If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the application, the applicant may obtain building and construction permits. 15. 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. Tran Law Page 10 of 10 March 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000035 16. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required if modifications were necessary. Fees change periodically and the fees in effect at the time of building permit issuance would apply. 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=City ofRenton 17. 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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov for any questions regarding planning comments.