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HomeMy WebLinkAboutPRE_Preapplication_Meeting_Summary_190315_v1.pdfPREAPPLICATION MEETING FOR Sunset 12 – Edmonds 1132 Edmonds Ave NE PRE17-000436 CITY OF RENTON Department of Community & Economic Development Planning Division July 27, 2017 Contact Information: Planner: Matt Herrera, 425.430.6593 Public Works Plan Reviewer: Ann Fowler, 425.430.7382 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 1 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:July 24, 2017 TO:Matt Herrera, Senior Planner FROM:Cory Cappelletti, Plans Review Inspector SUBJECT:Sunset 12 - Edmonds Section 1 Townhomes 1. The preliminary fire flow is 4,250 gpm. A minimum of 5 fire hydrants are required. One within 150-feet and the others within 300-feet of the building. If this building is provided with either a NFPA13 or NFPA13D fire sprinkler system(s) the preliminary fire flow is 3,000 gpm. This changes the number of fire hydrants to 3. One hydrant is required within 50-feet of all fire department connections for sprinkler systems. A looped water main is required when the fire flow exceeds 2500 gpm. 2. Fire impact fees are applicable at the rate of $718.56 per unit. This fee is paid at time of building permit issuance. 3. If a NFPA13 fire sprinkler system is installed it must be monitored and direct outside access is required to the fire sprinkler riser room. If NFPA13D systems are installed the individual risers need to be connected to audible devices inside the individual unit it protects. Separate plans and permits are required by the fire department. 4. Fire department apparatus access roadways are required within 150- feet of all points on the building. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. Section 2 Apartment Building 1. The preliminary fire flow is 4,000 gpm. A minimum of 4 fire hydrants are required. One within 150-feet and the others within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for sprinkler systems. A looped water main is required when the fire flow exceeds 2500 gpm. 3 h:\3000 ofm\member files\pr cappelletti\pre-app notes\sunset 12 - edmonds.doc 2. Fire impact fees are applicable at the rate of $718.56 per residential unit. There is not impact fee for the parking garage area. These fees are paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits are required by the fire department. 4. Fire department apparatus access roadways are required within 150- feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25- feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30- ton vehicle and 75-psi point loading. Maximum slope is 15% grade. 5. Building must comply with the Emergency Responder Radio Coverage requirement per ICC Section 510 and local amended ordinance. Separate plans and permits are required by the fire department. 6. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. . 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 27, 2017 TO:Mathew Herrera, Planner FROM:Ann Fowler, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Sunset 12 - Edmonds 1132 Edmonds Ave NE PRE 17-000436 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 reviewed the application for Sunset 12 - Edmonds at 1132 Edmonds Ave NE (APN(‘s) 0923059080) and have the following comments: CODE REQUIREMENTS WATER The project is within the City of Renton’s water service area and it is between the low-pressure 435-hydraulic zone in Edmonds Ave NE and the high-pressure 565-hydraulic zone in Glennwood Ave NE. The site is located within Zone 2 of an Aquifer Protection Area. There is an existing low-pressure 16-inch City water main (435-hydraulic zone) located in Edmonds Ave NE that can deliver a maximum capacity of 4,500 gallons per minute (gpm) (see City water project plan no. W-0241). The static pressure is about 45 psi at ground elevation of 330 feet. There is not sufficient water pressure from this low-pressure water main to serve the upper stories of the townhomes and for the apartment building. There is an existing 12-inch City dead-end water main stub located in an easement along the south side of the adjacent property to the east known as the Glennwood Townhomes that can deliver a maximum capacity of 2,800 gallons per minute (gpm)-(see Water plan no. W-3606). The static water pressure is approximately 101 psi at ground elevation of 300 feet. 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 is 5 Sunset 12 - Edmonds – PRE17-000436 Page 2 of 6 4,000 gpm for the townhomes and 4,250 gpm for the apartments, excluding the use of an automatic fire sprinkler system. The preliminary flow demand for both development exceeds the maximum capacity of 2,800 gpm from the existing 12-inch main. The applicant shall consider other construction methods including the use of a fire sprinkler system to reduce the fire flow demand to 2,800 gpm. In order to increase the capacity of the existing water system to provide the 5,000 gpm fire flow demand, significant off-site water main extension of about 1,700 feet of 12-inch main along NE Sunset Blvd from Harrington Ave NE to Edmonds Ave NE and also in Edmonds Ave NE will be required. Per City Codes, a looped water main around the building(s) is required when the fire flow demand exceeds 2,500 gpm. 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: 1. Installation of a 12-inch on-site looped water main around the proposed building(s) because the fireflow demand exceeds 2,500 gpm. a. A suggested conceptual water layout sketch is attached for reference. b. A 15-foot utility easement will be required for the new water main(s), hydrants and water meters within the property. 2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority 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). 3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 4. Installation of a domestic water meter for each building (or each townhome unit or each triplex/duplex-unit). The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 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 right-of-way or within an easement on private property. 5. A double check valve assembly (DCVA) is required for water meters for residential water use. DCVA’s with size 2-inch or smaller shall be installed a meter box and DCVA’s with size 3-inch and larger shall be installed in an exterior vault per City standard plan 320.4. The location of the DCVA’s inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 6. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 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. 7. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6 Sunset 12 - Edmonds – PRE17-000436 Page 3 of 6 8. 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 J of the City’s 2012 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. SEWER 1. Wastewater service is provided by the City of Renton 2. There is an existing 8-inch wastewater main located on the east side of Edmonds Ave NE (Record Drawing: S-111418). There is an existing 8-inch wastewater main located on the west side of Glenwood Ave NE. 3. The developer will need to show how they propose to serve the new development with sanitary sewer service. 4. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2017 sewer fee for a 1-inch meter install is $2,540.00 per meter. SURFACE WATER 1. There is an existing 18-inch piped conveyance system on the east side of Edmonds Ave NE that flows from north to south. There is a 6-inch on-site private storm water conveyance system on the southeast end of the property. 2. Edmonds Ave NE is included in the Sunset Area Green Connections plan as outlined in the Sunset Area Surface Water Master Plan. Installation of stormwater facilities upgrades, including a 9-ft bioretention stormwater facility along the east side of Edmonds Ave NE shall be designed and installed by the developer. Sunset Area Master Plan identifies the storm system in Edmonds Ave NE between Sunset Blvd and NE 12th Street as being undersized and needing to be replaced with a larger conveyance system (30-inch approx.). The storm system conveyance improvements should be included with the projects frontage improvements, sized for the total upstream tributary area future land use condition runoff to City standards and designed to allow for extension on the upstream and downstream ends. A copy of the Master Plan can be accessed via the City website for review and further coordination at: http://rentonwa.gov/uploadedFiles/Business/CED/planning/2011/SunsetArea_SurfaceWater_Ma sterPlan_0421_CouncilRevDraft_sm.pdf. 3. Storm drainage improvements along all public street frontages (new internal site streets and existing public roads) are required to conform to the City’s street standards. New conveyance systems shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. The applicant will be required to complete a full upstream and downstream analysis of the existing conveyance system, which shall be submitted with the proposed land use application. 7 Sunset 12 - Edmonds – PRE17-000436 Page 4 of 6 4. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 5. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM 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. 6. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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 civil construction permit application. 7. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Surface water system development fee is $0.641 per square foot of new impervious surface area, but not less than $1,608.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Edmonds Ave NE along the west property lines. Edmonds Ave NE is a Minor Arterial Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. No frontage improvements currently exist along the property frontage. To meet the City’s complete street standards for minor arterial streets, minimum right of way width is 91 feet for a 4-lane roadway. Dedication of 15.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 8-foot sidewalk, street trees and storm drainage improvements. However, Edmonds Ave NE is included in the Sunset Area Green Connections plan as outlined in the Sunset Area Surface Water Master Plan. The proposed typical street section for this Green Connection would include a proposed right-of-way of 83-ft, which includes a minimum of 41-ft of paved roadway surface plus 8-ft of parking on one side of the street, an 8-ft wide sidewalk on both sides of the street, an 8-ft planter strip on one side of the street, a 9-ft bioretention facility on the other side of the street, and a 0.5-ft curb and gutter on both sides of the street. Half-street improvements are required to be installed by the developer and shall include a minimum 24.5 feet of pavement from centerline, a 9-foot bioretention facility, an 8-foot sidewalk, 0.5-ft curb and gutter and storm drainage improvements are required along the proposed property frontage. 11.5 feet of Right-of-way dedication to install the required street section will be required depending upon final survey. 2. Parking lot construction shall be in accordance with City code 4-4-80G. 8 Sunset 12 - Edmonds – PRE17-000436 Page 5 of 6 3. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 4. A traffic impact analysis (TIA) will be required to be submitted with the site plan application. The analysis will need to identify potential traffic issues and provide recommendations of necessary improvements to ensure safe and efficient traffic circulation to and from the site. The traffic analysis shall include addressing the traffic operations at the proposed driveway and identify any site distance problems. 5. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30-feet. b. Driveways shall be located a minimum of 5-feet from property lines. c. Maximum driveway slope is 8%. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,822.61 per dwelling for townhomes and $3,358.55 per dwelling for apartments. The transportation impact fee that is current at the time of building permit application will be levied. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. A retaining wall that is four feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall height), shall require a building permit. 3. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 4. 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. 5. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to 9 Sunset 12 - Edmonds – PRE17-000436 Page 6 of 6 the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 8. All work proposed outside of the applicant’s property will require a temporary construction easement prior to any permits being issued. 9. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 10 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 27, 2017 TO:Pre-Application File No. 17-000436 FROM:Matthew Herrera, Senior Planner SUBJECT:Sunset 12 - Edmonds 1132 Edmonds Ave NE 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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located at 1132 Edmonds Ave NE (APN 092305-9080) and referred to as Site C on the Sunset Terrace Redevelopment Master Plan. The project site is 1.7 acres and is located within the Center Village (CV) zoning classification. The pre-application packet proposes to construct 124 units of multi-family housing in two phases. Phase 1 would construct 12 townhomes on the far eastern portion of the lot with a 20-foot wide woonerf style access road that would connect to the abutting Glennwood Townhomes site. Phase 2 would construct a 4-story 112 unit apartment building near the Edmonds street frontage with access provided by the same woonerf driveway used by the townhomes. The applicant indicates the preference to utilize the Unit Lot Subdivision process for the townhome portion of the project. The City’s COR mapping system indicates the site is located in a Wellhead Protection Area Zone 2 and contains regulated slopes. Current Use: The subject property is currently vacant Zoning: The subject property is located within the Center Village zoning classification. Attached dwelling units are permitted within the CV zone with the exception of garden style apartments. 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 11 Sunset 12 – Edmonds Preapplication Meeting July 27, 2017 (noted as “CV standards” herein) and any special requirements/limitations of the Sunset Area Community Planned Action Ordinance and Sunset Terrace Redevelopment Master Plan. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Density – The density range allowed in the CV zone is a minimum of 20.0 to a maximum of 80.0 dwelling units per net acre (du/ac), however the 2016 Sunset Terrace Redevelopment Master Site Plan Minor Modification has stipulated that the Edmonds site is limited to 68 total dwelling units for the site. The proposed 124 total units exceeds the master plan’s allocation for the Edmonds site. A reallocation of the master plan’s units would be required for this proposal. Modifications to the master plan and Sunset Area EIS would be required prior to submitting a land use application. Minimum Lot Size, Width and Depth –The minimum lot size requirement of 25,000 square feet would be applicable to any new CV zoned lot that would be created as part of subdivision. There are no minimum lot width or depth requirements. Lot Coverage – The maximum lot coverage for buildings is 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. Lot coverage is calculated using the horizontal area measured within the outside of the exterior walls of all principal and accessory buildings on a lot including all covered decks and porches. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. 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 site abuts a residential zones along its eastern boundary. The 15-foot rear yard setback is shown on the site plan. 12 Sunset 12 – Edmonds Preapplication Meeting July 27, 2017 Building Orientation - The front entry of residential only uses shall be oriented to a public or private street developed to the required standards in RMC 4-6-060 Street Standards. Height – Maximum building is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2- 120C.16 can be met. The applicant would be required to provide detailed elevations which demonstrate compliance with the 50 height requirement of the CV zoning classification. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” please refer to these standards in their entirety. For multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. Additionally, at least one deposit area/collection point for every 30 dwelling units is required. The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Fire Code, and that collection points are easily and safely accessible to hauling trucks. Compliance with these standards will need to be shown in the land use application. 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. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. A 15-foot wide partially sight-obscuring landscaped visual barrier, or 10-foot wide fully sight- obscuring landscaped visual barrier, is required along the common property line abutting residential zones. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of land use application. The current landscaping standards would apply to the entire site. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. 13 Sunset 12 – Edmonds Preapplication Meeting July 27, 2017 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. A formal tree retention plan would be reviewed at the time of land use application. Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this project, the location must be designated on the landscape plan. Retaining walls greater than 4- feet require a separate building permit. Retaining walls are limited to 6-feet in height with the exception of front yard setbacks where the limitation is 4-feet. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. A fence and/or wall detail should also be included on the plan as well. Please refer to RMC 4-4-040 for fence and retaining wall requirements. Parking: Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Attached dwellings for low income require a minimum of one (1) space for each four (4) dwelling units and a maximum of 1.75 per dwelling unit. Standard parking stall sizes for private garages is 9’x20’ and 8.25’x15’ for structured parking. Compact spaces are limited to 50-percent. Please refer to RMC 4-4-080F for further information on design requirements. Additionally, the proposal would be required to provide one-half (0.5) bicycle parking space per dwelling unit. The bicycle parking provided for the residents shall provide 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. 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. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. Access: Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165-feet of street frontage serving any one property or among properties under unified ownership or control; for each 165-feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. Unit Lot Subdivision – The preapplication packet indicated the preference for each new townhome portion of the proposal to be on a unit lot. Currently Unit Lot Subdivisions are only permitted on R-10, R-14, and RMF zones. A code interpretation would be required to pursue a Unit Lot Subdivision on the site. Be advised that a Unit Lot Subdivision with 10 or more lots is processed as a preliminary plat and requires a public hearing and Hearing Examiner decision. 14 Sunset 12 – Edmonds Preapplication Meeting July 27, 2017 Please refer to RMC 4-7-090 for Unit Lot Subdivision standards in the entirety. The following are potential challenges identified by staff in utilizing the Unit Lot Subdivision as proposed. Siting of Unit Lots – For unit lot drives serving 7 units lots or more: At least 2 unit lots shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lots. Access – The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public or private roadway meeting the City’s street standards. Unit Lot Drives – If not served by a public street, the unit lot subdivision may utilize the Unit Lot Drive standard. Each unit lot drive may serve up to 9 unit lots. Each unit lot drive shall be accessed by a public street. The paved roadway width shall be at least 20-feet, contain curbs along the perimeter, and contain an 8-foot wide landscape strip and 5-foot wide sidewalk along one side of the unit lot drive. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall identify how the project meets each urban design regulation. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. 3. Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. 4. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. 5. Parking shall be located so that no surface parking is located between: a building and the front property line; a building and the side property line (when on a corner lot). Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 6. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 7. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. 8. 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 shall be provided. Please refer to RMC 4-3-100E.4 Recreation Areas and Common Open Space for a menu options on how to meet the open space requirements. 15 Sunset 12 – Edmonds Preapplication Meeting July 27, 2017 9. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 10. Site furniture shall be provided and shall be made of durable, vandal- and weather- resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. 11. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 12. Building roof lines shall be varied and include architectural elements to add visual interest to the building. 13. Building 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. 14. Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Critical Areas: The site is located in a Wellhead Protection Area Zone 2 and regulated slopes. A fill source statement will be required for any offsite soils brought to the site. A geotechnical report will also be required. The report shall provide commentary on the accuracy of COR mapping designations and whether any special setbacks are needed and/or if the site requires enhanced construction techniques. Environmental Review: The subject property is within the Sunset Area Planned Action. When a project is proposed within a planned action area, the environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. An environmental checklist must be completed and submitted with the application to verify compliance with the EIS. No other environmental action is required if the proposal is compliant with the planned action. If the proposal exceeds the development thresholds or alters the assumption and analysis specified in the planned action ordinance, further environmental review may be required. Land Use Permit Requirements: The proposal will be required to obtain Administrative Site Plan approval and Preliminary Plat if the applicant chooses to move forward with a Unit Lot Subdivision. There may be other approvals (modifications, variances, etc.) required depending on the scope of the proposal. If the applicant moves forward with the Preliminary Plat, the Site Plan Review application will be reviewed concurrently and require a Hearing Examiner’s decision. All applications will be reviewed in an estimated time frame of 12 weeks once a complete application is accepted. The 2017 administrative site plan review application fee is $2,575 which includes the 3% technology fee. A preliminary plat and Hearing Examiner site plan review application fee would be $13,905.00 ($10,000 pre-plat + $3,500 site plan + $405 tech fee). Any modifications will incur an additional $250.00 review fee per modification plus 3% tech fee. Please note the technology fee is expected to increase this year. A modification to the Sunset Terrace Redevelopment Master Plan will also be required. A minor modification (less than 10% change) will incur a $250.00 fee. Detailed information regarding the land use application submittal is provided on the City’s website. Type “Land use forms” in the search bar to view handouts and submittal checklists. 16 Sunset 12 – Edmonds Preapplication Meeting July 27, 2017 In addition to the required land use permits, separate construction, building and sign permits would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 and preliminary plat applications require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 and preliminary plat applications require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact Fees: In addition to the applicable building and construction fees, the following 2017 impact fees would be required prior to the issuance of building permits: A Fire Impact Fee currently assessed at $718.56 per new multi-family dwelling unit. A Transportation Impact Fee assessed at $2,822.61 per townhome and $3,358.55 per apartment unit. A Renton School District Impact Fee currently assessed at $1,448.00 per new multi- family unit. A Parks Impact Fee currently assessed at $1,858.95 per new dwelling unit. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Matthew Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment. Expiration: Site plan approval is valid for two years with a possible two-year extension. Preliminary plat approval is valid for 5-years with a possible one-year extension. Additional preliminary plat extensions may be granted by the Hearing Examiner in one-year increments. 17 18 W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)EXIST. 16" WATER435-ZONE (LOW-PRESSURE ~ 55 PSI)MAX. CAPACITY 4,500 GPMW (E)W (E)W (E)W (E)W (E)W (E)W (E) W (E) W (E) W (E)W (E)W (E) W (E) W (E) W (E) W (E ) W (E )W (E)W (E)W (E)W (E)EXIST. 12" WATER STUB (DEAD-END LINE)565-ZONE (HIGH PRESSURE ~ 95 PSI)MAX. CAPACITY 2,800 GPMEXIST. 12" WATER565-ZONEMAX. CAPACITY 4,800 GPMCANNOT CONNECT HIGH-PRESSURELINE TO LOW-PRESSURE LINEWWWWWWWWWWWNEW 12" WATER 565-ZONE(HIGH-PRESSURE)MAX. CAPACITY 2,800 GPMWWWWWWEXTEND 12" HIGH-PRESSUREWATER LINE ACROSS FULLPROPERTY FRONTAGE12"PRE17-000436 Sunset 12- Edmonds – 1132 Edmonds Ave NEPreliminary Conceptual Water ExtensionMaximum Flow Capacity from 565-Zone Water Main is 2,800 gpmby Abdoul Gafour- Water Utility Manager-07/26/1719 20 $ ! *78$$7,/,’7/G77 // 7+/’,"/*7 & ’//"’’7//9$ /7=,/’9/7 ,/’97 7/7=,/,/$/7 2///’7($7’7’ .&’ *7$/&4$"6*77 $4$"6.+’6.7 6.7*7 &’+7+’$7 7$7,// //=$’’’97’7< *7//"7"’+7 $7,/,’$?/’@7,/9$’7,/,’ ’+$$7/7,/,’’9’+ 7’/4$-70F$707 ,/’9 77/7+9=$’++7 /7 #$7/9$=9$+"++7/7 *7$+’6.7%"/ 4$"6.’+"=+$/*= 7’+&7*7 $77$= +’%"6.7=6.7+’4$ "6. 8"6.*7"/77 $’+77$ %// 5//"6.=94 $"6.*7 ,4$"6.’+5//"6. ’ ’7"’,/"7=’77 $7 $+7/7 6.7."6./7/ ):*72’7/, /$7,/,’/’,/$7,/,’/7,*7 $2//"’/"7 += //9$=,/’9,/+7/7*7 /7&’/ //"’=//9$=,//7= ,/$77/7=,/,’’9+7 /7($7’7’,=7,=/,’ 21 22 Section 1: Collector Arterial with Left Turn Lane (Edmonds Ave.) Section 2: Collector Arterial, 2-Lane with Shared Roadway (12th St & Edmonds Ave.) Section 3: 4-Lane Collector Arterial, No Parking (12th Street) Figure 6 Edmonds and 12th Street Sections 83’REQUIRED RIGHT-OF-WAY 83’ REQUIRED RIGHT-OF-WAY 83’ REQUIRED RIGHT-OF-WAY 23 24 1,128 94 Edmonds Utility Map This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. None 7/27/2017 Legend 64032 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 64 WGS_1984_Web_Mercator_Auxiliary_Sphere City and County Boundary Other City of Renton Addresses Parcels Renton Fire Hydrant Hydrant Other System System Valve Opened Closed Control Valve Water Fitting Water Gravity Pipe Water Main Lateral Line Domestic Fire Hydrant Irrigation Water Service Areas Lift Station Clean Outs Manholes Service Connections Wasterwater Taps Fittings 25