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HomeMy WebLinkAboutPRE_4th_Dim_PRE_APP_LTR_042825_v1DEPARTMENT 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 4th Dimensions Mixed-Use Building 4502 NE 4th Street, Renton, WA 98059 PRE 25-000026 February 27, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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 pr oposal 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 Directo r, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: February 19, 2025 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: 4th Dimension Apartments 1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50 feet of all fire department connections for the fire sprinkler system. 2. Fire impact fees are applicable at the rate of $579.41 per multifamily unit. Current rates for retail are $0.66 a square foot, office use is $0.14 a square foot and for restaurant it is $1.44 a square foot. These fees are paid at the time of building permit issuance. No charges to covered parking garages. Credit granted for the removal of the existing structures. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on - site roadways. The required turning radius is 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. If fire apparatus is achieved over adjacent private property, a recorded fire access easement shall be obtained and recorded prior to building permit issuance. 5. All buildings are required to be equipped with elevators to meet the size requirements for a bariatric size stretcher to all areas of each building. Car size shall accommodate a minimum of a 40-inch by 84- inch stretcher. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 25, 2025 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: 4th Dimension Mixed Use 3 4508 NE 4th St PRE25-000026 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(s) 102305-9068. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. 2. The static water pressure is approximately 74 psi at ground elevation of 394 feet. 3. There is an existing 8-inch water main located in NE 4th St that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-024005). 4. There is an existing 12-inch water main located in the utility easement to the west of the property that can deliver a maximum flow capacity of 4,000 GPM (see water plan No. W-191002). 5. There are three existing fire hydrants within 300 feet of the property. • HYD-NE-00635 located 55’ east of the property along Bremerton Ave NE . • HYD-NE-00763 located 88’ south of the property along NE St . • HYD-NE-00764 Located 163’ southeast of the property along NE 4th St. 6. There is an existing 3/4-inch water meter and service to the existing residence at 4502 NE 4 th St connected to the existing 8” water main along NE 4th St. (MTR-013118 and LAT-012447). 7. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development, including the use of a fire sprinkler system, is 2,250 gpm. 8. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Projects that have fire flow demand less than 2,500 gpm are not required to provide a looped water main around each building. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards for buildings 3-stories and higher. The DCVA may be located inside the building if the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of a separate water service and meter for the commercial portion of the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards . The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall prior to the first water fixture if proposed to be interior of building. • Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a buildin g. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. If interior of building, the fire sprinkler riser room must have exterior access along the street the existing water main exists that the fire lateral will connect to. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). • The existing ¾ inch domestic water service must be cut, capped and abandoned at the main line. 9. 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 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. The development is subject to applicable water system development charges (SDC’s) 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 to fees for water connect ions, cut and caps, and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025.00 per 1-inch meter, $25,125 per 1-1/2 inch meter, $40,200 per 2-inch meter and $80,400 per 3-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1 -inch service line, $4,605 per 1- 1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. • Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2 inch meter, and $950.00 per 2-inch meter. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=C ityofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 24-inch HDPE gravity wastewater main in a 30-inch DI sleeve located in NE 4th St (see record drawing S-05031B). 3. There is an existing 10-inch DI gravity wastewater main located in Bremerton Ave NE (see record drawing S-191012). 4. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4 - 6-040 and City of Renton Standard Details. 5. An oil/water separator will be required for connecting a covered parking lot to sewer. If a subterranean parking lot is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the b asement garage flows to the surface level for gravity drain to the side sewer. 6. A grease interceptor is required if there is a commercial kitchen. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Fee Schedule on the City’s website. Fees will b e charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $4,025.00 per 1-inch meter, $20,125.00 per 1-1/2 inch meter, $32,200.00 per 2-inch meter, a $64,400.00 per 3-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The full fee schedule can be found at https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=C ityofRenton 9. The East Renton Interceptor Commercial and Residential Special Assessment District (SAD) is applicable on the project. The SAD has reached its maximum assessment and is $316.80 per residential dwelling unit and $0.097 per square foot of property for commercial. Fees are due at the time of construction permit issuance. Surface Water 1. Drainage plans and a drainage report complying with the adopted 20 22 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. The site falls within the City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Lower Cedar River drainage basin. The site contains regulated slopes. 2. There is an existing 12-inch private stormwater main that runs in the east -west direction and is located approximately in the middle of the site. The storm system conveys a stream that drains a large upstream tributary area that includes wetlands and floodplains. Per record drawing R - 31070D there is a 100-yr floodplain located on the property which was established as part of the Vision House Children’s Village project. Per section 1.3.2 of the RSWDM ‘regulations and restrictions concerning development within a 100 -year floodplain are found in the critical areas code, RMC 4-3-050”. RMC 4-3-050.C.5.a prohibits “encroachments, including fill, new construction, substantial improvements, and construction or reconstruction of residential structures is prohibited within designated floodways, unless it meets the provisions of subsection G4e of this section, Additional Restrictions within Floodways.” 3. A level 2 Offsite Analysis (per core requirement #2) at a minimum will be required with the land use application. Applicant shall perform a hydrologic analysis comparing the existing condition and developed condition at the 25-yr and 100-yr peak flow per core requirement #4 to show that the developed conditions will not adversely impact the existing and future conveyance systems. 4. Per core requirement #4 and chapter 4 no building shall be constructed over existing stormwater pipe or any existing public stormwater easement. Alternate stormwater conveyance systems may be allowed to convey the existing upstream stormwater to the downst ream and must be located outside of the building footprint and/or outside the zone of influence of the building foundation. All conveyance systems shall be sized in accordance with core requirement #4 and chapter 4 of the RSWDM. 5. 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 20 22 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. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 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. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On -site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 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. 8. The development is subject to a stormwater system development charge (SDC) fee. The SDC fee for stormwater is based on the new impervious surface area proposed for the project. Current fees can be found in the 2025 Fee Schedule on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current stormwater fee is $0.94 per square foot of new impervious surface area but no less than $2,350.00. b. Final determination of applicable fees will be made during the civil construction permit review process. c. The full fee schedule can be found at https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=C ityofRenton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts NE 4 th St to the south, Bremerton Ave NE to the west and private property on all other sides. a. NE 4th St is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 84 feet. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 66-foot paved road (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 9.5 feet will be required pending final survey. i. However, there is a corridor improvement plan that includes this section of NE 4 th St that requires an 87-foot wide ROW. To meet the requirements, half street improvements including a 66-foot paved road (33 feet each side including 11-foot travel lanes, a 12-foot center turn lane and 5- foot bike lanes), a 0.5-foot curb, a 5- foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5 feet will be required pending final survey. b. Bremerton Ave NE is classified as a Residential Access street with an existing ROW width of approximately 25 feet. To meet the City’s complete street standards for Residential Access streets a minimum ROW width of 53 feet is required. Per RMC 4 -6- 060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 26-foot paved road (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. Dedication is required and width is subject to final survey. 2. Refer to City code 4-4-080 for complete driveway regulations. a. A minimum separation of 5 feet is required between the driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30’) exclusive of the radii of the returns or the taper section. d. There shall be no more than one driveway for each 165 feet of street frontage. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 -6- 090. 4. Street lighting is required for a project that consists of more than four (4) residential units of 5,000 square feet of commercial. See RMC 4-6-060 for street lighting requirements. 5. 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 policy gu idelines for traffic impact analysis. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then the applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City ROW shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour Person Vehicle Trip is $8031.94. b. The property contains an existing office, the developer will receive a credit for the existing home if it is demoed. Credits are good for up to 3 years from the demolition of the existing structure or if credit is being taken for office, 3 years from vacation of the existing business. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or with in the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 27, 2025 TO: Pre-Application File No. PRE25-000026 FROM: Jill Ding, Senior Planner SUBJECT: 4th Dimensions Mixed-Use Building – 4502 NE 4th St, Renton, WA 98059 (Parcel No. 1023059068) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located at the NE intersection of NE 4th St and Bremerton Ave NE at 4502 NE 4th St (APN 1023059068). The project site totals 24,095 square feet (0.55 acres) in area, is zoned Commercial Arterial (CA), and is within Urban Design District D. The applicant proposes to develop the property by constructing a 4 -story mixed use building with 26 apartment units and 6,108 square feet of ground floor commercial space (4,662 square feet of retail space and 1,446 square feet of restaurant space). The site would contain 49 below grade and at-grade structured parking stalls. An elevator would provide for building access between floors. Access to the site would be provide from Bremerton Ave NE. The parcel contains a piped stream channel and regulated slopes. Current Use: The property contains an existing single family residence, which is proposed to be removed. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Commercial & Mixed Use designations are place areas with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to 4th Dimensions Mixed-Use Building Page 2 of 12 February 27, 2025 transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The 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 dwelling units are permitted uses in the CA zone provided the buildings are mixed use with ground-floor commercial. In addition, 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 commercial 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 conform ance 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 ground floor consists of approximately 6,108 square feet of commercial space of the 11,877 square foot ground floor, which is approximately 50 percent of the total ground floor area. 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. Density – The minimum net residential density in the CA zone is 20 dwelling units per net acre. The maximum net residential density is 60 dwelling units per net acre in the Highlands Community Planning Area. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior 4th Dimensions Mixed-Use Building Page 3 of 12 February 27, 2025 to calculating density. The gross density of the site is 0.55 acres. The applicant is proposing 26 new dwelling units or 47.3 dwelling units per gross acre (26 du / 0.55 ac = 47.3 du/ac). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size 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, other than the required right-of-way dedications along the public street frontages (Bremerton Ave NE and NE 4th St). Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. 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. 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. The project site is surrounded by similarly zoned commercial arterial properties. The project would be subject to 15 -foot front yard and secondary front yard setback. Based on the submitted drawings, the project appears provide an approximately 20-foot front yard setback from NE 4th Street, a secondary front yard setback of 10 feet from Bremerton Avenue NE, a 26-foot rear setback from the north property line, and a 7/8 -inch side yard setback from the east property line. The minimum front and secondary front yard setbacks may be modified through the site plan review process if it can be demonstrated to the Administrator’s satisfaction that the following criteria are met: i. The perceived scale of the proposed structure that is created by the reduced setback is compatible with the abutting structures and the surrounding neighborhood; and 4th Dimensions Mixed-Use Building Page 4 of 12 February 27, 2025 ii. The required street frontage landscaping identified in RMC 4-4-070F1 is increased to fifteen feet (15') along all public street frontages with the exception of walkways, driveways, programmed pedestrian plazas, and the area of reduced setback; and iii. Enhanced landscaping, such as increased caliper size of trees, increased container size of shrubs, and/or increased quantity or diversity of plantings, is provided within the public right-of-way on the street frontage abutting the reduced setback; and iv. The project includes a public art installation, subject to review and approval, with a minimum monetary value of one percent (1%) of the assessed value of the proposed structure, or when the Administrator determines that it is impractical to install public art on site, payment of a fee-in-lieu may be approved in an amount of money approximating one percent (1%) of the assessed value of the proposed structure; and v. The design of the proposed structure complies with all of the following requirements: (a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms, storage rooms, or other rooms that do not contain windows, are not located along any building facade that fronts a public street; and (b) Floor to ceiling transparent windows are provided for at least fifty percent (50%) of the ground floor building facade that fronts a reduced setback; and (c) The proposed structure includes design features such as step -backs of upper levels, changes in roof plane, and changes in roof form/slope in a manner that serves to reduce the apparent bulk of the proposed structure; and (d) Canopies or similar design features are provided along any building facade that fronts a public street, with emphasis provided to the primary entry; and (e) Structured parking is not located along any building facade that fronts a reduced setback. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet, except 70 feet for vertically mixed use buildings (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 Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The proposed building height is approximately 70 feet. The building height would be verified at the time of formal application. It is the applicant’s responsibility to demonstrate compliance with building height requirements and FAR Part 77 at the time of formal application. Maximum Lot Coverage for Buildings – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on -site parking garage. The parking is proposed to be structured parking only. It is estimated that the building coverage is approximately 49.5 percent of the lot area (11,922 square feet / 24,095 square feet = 49.5%). It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. 4th Dimensions Mixed-Use Building Page 5 of 12 February 27, 2025 Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Attached Dwelling Units – Minimum Standards – The amount of habitable space, as defined by WAC 246-359-010, provided by any attached dwelling unit shall be equal to or greater than the following: Number of Bedrooms Required Amount of Habitable Space 1. Studio (no bedroom 400 square feet 2. One (1) 600 square feet 3. Two (2) 800 square feet 4. Three (3) 1,000 square feet 5. Four (4) 1,200 square feet Buildings containing four (4) or more attached dwelling units shall provide at least one unit with two (2) or more bedrooms for every four (4) units in the structure. One unit with three (3) or more bedrooms may be provided in place of any two (2) units re quired to include two (2) bedrooms. See RMC 4-4-155 for additional bathroom, kitchen, and storage standards. 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor ar ea 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 in retail development. For multi- family residential development a minimum of one and one-half (1-1/2) square feet per dwelling unit shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Based on a commercial space of 6,450 square feet and 24 residential units, a collection area of approximately 2 05 square feet would be required for a refuse and recycling enclosure. Compliance with the refuse and recycling standards would be reviewed with the land use application. 4. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Street Frontage Landscaping – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. 4th Dimensions Mixed-Use Building Page 6 of 12 February 27, 2025 Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping at least 10 feet in width measured from the street right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2 -inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years of installation. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of Site Plan application submittal. 5. Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 4th Dimensions Mixed-Use Building Page 7 of 12 February 27, 2025 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 independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining wal ls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4 -4-040) for additional information about fences and retaining walls. 4th Dimensions Mixed-Use Building Page 8 of 12 February 27, 2025 7. Parking: Parking for residential units in the CA zone must be enclosed within the same building as the unit it serves (RMC 4-2-120A). Market rate attached dwelling units in the CA zone must provide a minimum of one (1) parking space per dwelling unit, up to a maximum of 1.75 per dwelling unit is allowed. Eating and drinking establishments and taverns are required to provide a minimum and maximum of 10 spaces per 1,000 square feet of dining area. Retail uses are required to provide a minimum and maximum of 2.5 spaces per 1,000 square feet of net floor area . See RMC 4-4-080F.10.d for parking lot design standards. A total of 49 parking stalls were identified in the site plan. Together the 26 residential units, 4,662 square feet of retail and, 890 square feet of dining area within the restaurant space would require between 47 and 67 parking spaces. The proposal to provide 49 parking spaces falls within the required parking space range. Further compliance with the parking standards would be reviewed with the land use application. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'-4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'-6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the land use application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial uses and one-half (0.5) bicycle parking spaces per one (1) attached dwelling unit. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). 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. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Bicycle parking shall be conveniently located with respect to the street right -of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Compliance with all parking regulations would be verified at land use review. 8. Access/Driveways: 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. A single access point on Bremerton Ave NE is proposed which would meet the spacing and access requirements. The final location of the access point on Bremerton Ave NE would be determined through Site Plan Review. 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 lots without 4th Dimensions Mixed-Use Building Page 9 of 12 February 27, 2025 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. A site plan meeting access and driveway requirements shall be submitted at the time of formal land use application. 9. Urban Design Regulations: The property is located in the Urban Design District ‘D’. Compliance with Urban Design Regulations, District ‘D’, is required for all new structures. The urban design regulations were established in accordance with and to implement policies established in the Land Use Element of the Comprehensive Plan. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self -closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. • Parking shall be located so that no surface parking is located between the building and the front property line and 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. • 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 façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas at minimum, fifty (50) square feet per unit and the location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 4th Dimensions Mixed-Use Building Page 10 of 12 February 27, 2025 • All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. • Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in- place concrete. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down- lighting and decorative street lighting. 10. Critical Areas: The site contains a piped stream channel and regulated slopes. If requested, a reasonable use variance would be required in order to allow an existing piped stream to be redirected to a new surface channel below the building near the central portion of the site. It is the applicant’s responsibility to ascertain if any critical areas or environmental concerns are present on the site during site development or building construction. 11. Environmental Review: The proposed project would require Environmental (SEPA) Review in accordance with WAC 197-11. An environmental checklist must be submitted with the land use application. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for all development within the Commercial Arterial (CA) zone with four (4) stories. 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. S ite 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, pedest rian 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 i temized in RMC 4-9- 200E.3. 13. Permit Requirements: The proposal would require a Hearing Examiner Site Plan Review, a Reasonable Use Variance, and SEPA Environmental Review. Once a complete application is accepted, site plan review, reasonable use variance, and environmental review can be reviewed concurrently in an estimated time frame of 12 weeks. The 202 5 application fees are as follows: Hearing Examiner Site Plan Review is $4,402, Variance is $1,536, and SEPA Review (Environmental Checklist) is $1,856. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested 4th Dimensions Mixed-Use Building Page 11 of 12 February 27, 2025 would require an additional $299.00 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 14. 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. 15. Public Information Sign: Public Information Signs are required for all Type III 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. 16. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 202 3 impact fees are as follows: • A Fire impact fee $579.41 per new multi-family dwelling unit, $0.66 per square foot for retail, and $1.44 per square foot for restaurant; • A transportation impact fee would be based on the land use. For example the multi - family residential impact fee is $6,184.59 per new multi-family dwelling unit or $8,031.94 per net new PM Peak Hour Person Vehicle Trip; • Renton School District Impact Fee $3,268.00 per new multi-family dwelling unit (+5% administrative fee); and • Parks Impact Fee currently assessed at $2,222.84 per new multi-family dwelling unit (5 or more units). 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 Jill Ding, Senior Planner , at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: Once the Site Plan application has been approved, the applicant has two (2) 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 4th Dimensions Mixed-Use Building Page 12 of 12 February 27, 2025 public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.