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HomeMy WebLinkAboutPRE_PREAPPSUMMARY_181217_V1.pdfPREAPPLICATION MEETING FOR 1915 Maple Valley Highway Project — Cedar River Apartments PRE17-000246 CITY OF RENTON Department of Community & Economic Development Planning Division May 18, 2017 Contact Information: Planner: Matthew Herrera, 425.430.6593 Public Works Plan Reviewer: Ian Fitz -James, 425.430.7288 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). FIRE & EMERGENCY SERVICES DEPARTMENT City of `tagi--� r M E M O R A N D U M _F".. DATE: May 9, 2017 TO: Matt Herrera, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Cedar River Apartments 1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150 -feet and one within 300 -feet of the building. One hydrant is required within 50 -feet of all fire department connections for standpipes and sprinkler systems. 2. Fire impact Fees are applicable at the rate of $718.56 per multifamily unit. This fee is paid at time of building permit issuance. No charge for parking garage areas. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150 - feet of all points on the building. Fire lane signage required for the on-site roadway. Required turning radius are 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. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall tG accommodate a minimum of a 4Q -inch b 84 -inch stretcher. 7� 6. The building shall comply with the Cityon `>` epi rge�ncy 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 in order 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: May 18, 2017 TO: Matt Herrera, Senior Planner FROM: Ian Fitz -James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Maple Valley Apartments PRE 17-000246 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 of the application for the proposed Maple Valley Apartments at 1915 Maple Valley Highway. The site is the former Stoneway concrete plant. The proposal is to build 400 apartment units in six buildings and a 26,000 square foot commercial pad. WATER COMMENTS A Closure permit required for facilities in Zone 1 of the City's Aquifer Protection Area. The subject property is within Zone 1 of the City's Aquifer Protection Area (APA). Per Renton Municipal Code (RMC) 4-9-015F, a Closure Permit is required for existing facilities in Zone 1 of the APA. Stoneway Concrete has applied for a closure permit and a copy of the closure permit application dated November 18, 2009 along with permit conditions is attached. The applicant needs to submit to the City's Water Utility Department, the latest Cleanup Action Report along with copies of letters, notices, and associated documents between Stoneway and the Washington State Department of Ecology issued as part of Stoneway's Voluntary Cleanup Program related to the subject property. The Water Utility Department will review the Cleanup Action Report and other documentation and will determine if the cleanup is consistent with RMC 4-9-015F (Closure Permit) and G (Unauthorized Release) and will provide written findings to Stoneway to indicate whether closure is complete and if not, why not. K:\Preapps\2017\PRE17000246_1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.docx Maple Valley Apartments — PRE17-000241 May 18, 2017 2. The applicant shall abandon the existing private well on the subject property in accordance with Washington State Department of Ecology standards and per Washington Administrative Code (WAC) 173-160-381. The applicant shall provide a copy of the well decommissioning report to the City's Water Utility Department. 3. There are two existing City -owned monitoring wells (MW's-40 and 41) within the subject property. The City will evaluate if the existing monitoring wells can be decommissioned and if they need to be replaced with new ones. 4. Water service is provided by the City of Renton. It is in the Valley service area in the 196' hydraulic pressure zone. The approximate static water pressure is 64 psi at a ground elevation of 46'. There is an existing 12" water main northeast of the site along the northern frontage of Maple Valley Highway. Reference Project File WTR2700366 in COR Maps for record drawings. There is an existing 12" water main that is located northwest of the site that crosses through the Renton Community Center parking lot adjacent to the City's aquatic center. Reference Project File WTR2701909 in COR Maps for record drawings. The maximum flowrate from the existing 12" water mains is 2,500 gallons per minute (gpm). There is an existing 8" water main that crosses Maple Valley Highway from the existing 12" water main mentioned above that serves a fire hydrant at the southern corner of the Maple Valley Highway and Cedar Rider Park Drive intersection. Reference Project File WTR2700366 in COR Maps for record drawings. There is an another existing 8" water main that crosses Maple Valley Highway from the existing 12" water main that serves two fire hydrants along the southern Maple Valley Highway frontage near the site's northeast corner. Reference Project File WTR2700366 in COR Maps for record drawings. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants or retrofit of existing fire hydrants may be required by the Renton Regional Fire Authority based on final fire flow demand and final site plan. a. At the southern corner of the Maple Valley Highway and Cedar River Park Drive intersection (COR Facility ID HYD -SE -00017). b. Northwest of the site's northeast corner along the southern frontage of Maple Valley Highway (COR Facility ID HYD -SE -00018). c. Southeast of the site's southeast corner along the southern frontage of Maple Valley Highway (COR Facility ID HYD -SE -00139). d. South of an existing drive aisle in the Renton Community Center site near the sites northeastern corner (COR Facility ID HYD -SE -00015). 7. Based on the review of the information submitted for the pre -application, the Renton Regional Fire Authority has determined that the preliminary fire demand for the development is 2,000 K:\Preapps\2017\PRE17000246-1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.docx 6 Maple Valley Apartments — PRE17-000241 F May 18, 2017 gpm including the using of an automatic fire sprinkler system. Per City Codes, a looped water main around the buildings is required when the required fire flow exceeds 2,500 gpm. 8. Extension of water mains (minimum 8" to 12") within the interior roads connecting to the existing 12" main along the northern frontage of Maple Valley Highway and also to the existing 12" main within the Community Center parking lot is required. The final sizing of the water mains will be determined based on the final fire flow demand for the proposed development. An easement from the City will be required for the portion of the new water main within the City -owned (Parks) property. A 15' utility easement will be required for the new water mains, hydrants, and water meters within the property. 9. A fire sprinkler stub with a double detector check valve assembly (DDCVA) in an exterior underground vault within private property per COR Standard Plan 360.2 shall be installed for backflow prevention for each building. The DDCVA may be installed in the building if it meets the conditions as shown on COR Standard Plan 360.5 for the installation of DDCVA inside a building. The location of the DDCVA inside the building shall be approved by the City Plan Reviewer and Water Utility Department. The fire department connection (FDC) shall be within 50' of a fire hydrant or in a location approved by the Renton Regional Fire Authority. A post indicator valve (PIV) per City standards is required on the fire line. The fire sprinkler stub and appurtenance shall be sized by a registered fire sprinkler designer / contractor. 10. A separate domestic water meter is required for each residential building. Each domestic water meter shall be sized in accordance with the most recent edition of the Uniform Plumbing Code. DCVA's with a size of 2" or smaller shall be installed in a meter box. Domestic water meters 3" or larger shall be installed in an exterior vault in accordance with COR Standard Plan 320.4. Meters and meter vaults shall be located within public right of way or within an easement on private property. Installation of a double check valve assembly (DCVA) per City standards is required behind the domestic meter within private property for each residential building. The DCVA may be installed inside the building provided the location is approved by the City Plan Reviewer and Water Utility Department. 11. A separate domestic water meter is required for the commercial pad. This domestic water meter shall have a reduced pressure backflow assembly (RBPA) installed behind the meter within private property. The RBPA shall be installed inside an above ground heated enclosure per COR 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 approved by the City Plan Reviewer and City Water Utility Department. 12. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) on private property is required behind the meter per COR Standard Plan 340.8. 13. Water system improvements shall be designed in accordance with Appendix 1 of the City's 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) 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 of a steel casing. K:\Preapps\2017\PRE17000246-1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.dou 7 Maple Valley Apartments — PRE17-000241 May 18, 2017 14. The development is subject to system development charges (SDCs) for water service and fire sprinkler use. Water SDCs that are current will be collected at the time of construction permit issuance. Fees for work done by City crews will also be collected at the time of construction permit issuance. Work done by City crews includes connections of the new mains to the existing system and chlorination of the new lines. Below is a list of various water SDCs that may be applicable to this application. Please see the 2017 Development Fees Document on the City's website for a complete list of fees. • The 2017 SDC for a 3" water service is $53,776.00. The applicant pays for the meter and installs it. A $220.00 processing fee is due at the time of meter application. • The 2017 SDC for a 2" water service is $27,888.00. A 2" drop-in meter is $950.00 and is installed by City crews. • The 2017 SDC for a 1-1/2" water service is $17,430.00. A 11/2" drop-in meter is $750.00 and is installed by City crews. • The 2017 SDC for a 1" water service is $3,486.00. A 1" drop in meter is $460.00 and is installed by City crews. • The 2017 SDC for a 4" fire service is $11,236.00. • The 2017 SDC for a 6" fire service is $22,476.00. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 12" HDPE sewer in a casing flowing from east to west north of the site in Cedar River Park Drive. The sewer continues west between the Renton Community Center and Cedar River and then west across Interstate 405. Reference Project File WWP2700710 in COR Maps for record drawings. There is also an existing 42" King County gravity transmission sewer east of the site in Maple Valley Highway that flows from southeast to northwest. Contact King County Wastewater Treatment Division for record drawings. 2. An extension of sewer main into the site is required to serve each building. The City would prefer that new sewer main from the site connect to the 12" City sewer main north of the site described above. If a gravity connection of the entire site or a portion of the site is not possible to the existing City sewer main, the new sewer main can connect to the existing King County transmission main in Maple Valley Highway. All new sewer main shall have a minimum diameter of 8". Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. Based on the pre -application submittal, new sewer main would be privately owned and maintained. K:\Preapps\2017\PRE 17000246_1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.docx 8 Maple Valley Apartments — PRE17-000241 May 18, 2017 4. All building side sewers shall be a minimum of 6" and shall run at a slope of at least 2%. 5. All wastewater from proposed garage areas shall be routed through a City approved oil/water separator prior to discharge into the sewer main. 6. If a commercial kitchen is proposed as part of the commercial pad, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that it is accessible for routine maintenance. 15. The development is subject to system development charges (SDCs) for sewer service. The SDCs for sewer service are based on the size of the domestic water services. Fees that are current will be charged at the time of construction permit issuance. Below is a list of various sewer SDCs that may be applicable to this application. Please see the 2017 Development Fees Document on the City's website for a complete list of fees. • The 2017 SDC with a 3" water service is $40,640.00. a The 2017 SDC with a 2" water service is $20,320.00. a The 2017 SDC with a 1-1/2" water service is $12,700.00. • The 2017 SDC with a 1" water service $2,540.00. STORM DRAINAGE COMMENTS The project site is currently vacant and consists of large areas of compacted gravel and dirt. The majority of the site is relatively flat. There are a few portions of the site with slopes exceeding 15%. The site slopes away from Maple Valley Highway towards the Cedar River. There is no existing on-site conveyance system. There is an existing 12" public storm drain that flows from northwest to southeast along the southern frontage of Maple Valley Highway that collects drainage in the public right of way. Reference Project File TED4003295 in COR Maps for record drawings. There is also a 12" pubic storm drain that flows from east to west that collects drainage from the Cedar River Park Drive public right of way. Reference Project File TED4003268 in COR Maps for record drawings. Storm drainage from this system is conveyed through the Renton Community Center site and into the Cedar River. 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A— Flow Chart in the RSWDM to determine what type of drainage review is required for this site. The site falls within the City's Flow Control Duration Standard (Forested Conditions). The site falls within the Lower Cedar River drainage basin. The project site is within a half mile of a Major Receiving Water, the Cedar River. 4. On-site BMPs satisfying Core Requirement #9 in the RSWDM will be required for the site. K:\Preapps\2017\PRE17000246_1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.docx 9 V A- , >�v Maple Valley Apartments — PRE17-000241 May 18, 2017 5. Enhanced basic water quality treatment is required for this site. 6. The following are prohibited in Zone 1 of the Aquifer Protection Area: a. Open facilities such as flow control and water quality treatment ponds, stormwater wetlands and infiltration facilities. b. On-site BMPs that rely on infiltration. (On-site BMPs that rely on dispersion are allowed for non-PGIS) c. Open conveyance systems such as ditches and channels. 7. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. 8. Storm drainage improvements along public street frontages are required to conform to the City's street standards. 9. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 10. The project site contains areas that are designated as the FEMA 100 -year floodplain based upon the approved 2006 Flood Insurance Mapping Study of the Cedar River and as shown in the November 2010 FEMA preliminary DFIRM map. The Zone AE Base Flood Elevations for the 100 - year floodplain on the site rages between an elevation of 43' to 44' (NAVD datum). The City's adopted Flood Hazard Critical Area Ordinance will apply for work within the FEMA established 100 -year floodplain on the site. Buildings constructed within the 100 -year floodplain must have their finished floors elevated 1' above the 100 -year floodplain Based Flood Elevation. Elevation certificates are required for any building constructed in the 100 -year floodplain. 11. Any fill placed in the 100 -year floodplain will need to provide compensatory storage per the requirements in the RSWDM. 12. The October 2015 Lower Cedar River Chinook Salmon Habitat Assessment Study, which was funded by a grant from the Puget Sound Partnership's Puget Sound Acquisition and Restoration Fund (PSAR) program, was completed to study potential Chinook salmon habitat restoration sites in the Lower Cedar River within Renton and its floodplain. The study developed conceptual designs for several sites that are deemed the best opportunities for habitat restoration. The project was selected for the grant recommended by the Lake Washington / Cedar / Sammamish Watershed Resource Inventory Area (WRIA 8) perspective. The Study identified the Cedar River shoreline area adjacent to the project site as a potential habitat restoration site to remove armoring and concrete walls along the shoreline to create habitat for Chinook salmon and other salmonids. This shoreline habitat restoration could be incorporated into the project to meet project mitigation needs. At a minimum, the project should not preclude the ability for the habitat restoration project on the site from being able to be implemented in the future. K:\Preapps\2017\PRE17000246_1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.dou 10 Maple Valley Apartments — PRE17-000241 May 18, 2017 13. A geotechnical report for the site is required. The site is located with Zone 1 of the City Aquifer Protection Area (APA). On-site BMPs that involve infiltration are not allowed in Zone 1 of the APA, so infiltration testing on the site to determine feasibility of on-site infiltration BMP's is not required. 14. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing is equal to or exceeds one acre. 15. The development is subject to stormwater system development charges (SDCs). The 2017 SDC for stormwater is $0.641 per square foot of new impervious surface area, but not less than $1,608.00. Stormwater SDCs that are current will be collected at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. The 2017 transportation impact fee is $3,358.55 per apartment dwelling unit, $13.29 per square foot of commercial space, $30.48 per square foot of sit-down restaurant space, and $69.89 per square foot of fast food with no -drive up space. A full list of traffic impact fees can be found on the City's 2017 Development Fees Document on the City's website. The transportation impact fees that are current are due at the time of building permit issuance for each building. 2. Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley Highway is owned and maintained by WSDOT. The existing right of way width for Maple Valley Highway adjacent to the site varies from approximately 95' to approximately 127' per the King County Assessor's Map. The paved roadway width adjacent to the site is approximately 82' consisting of three travel lanes in each direction and a center turn lane. There is a concrete curb and sidewalk directly behind the curb along each side of the roadway. The sidewalk along the project frontage is approximately 6.5' in width. Per RMC 4-6-060, the minimum right of way width for a principal arterial with seven lanes is 125'. The paved roadway width is 88' consisting of 6 —11' travel lanes, 1-12' left turn lane, and 2 — 5' bike lanes. A 0.5' curb, 8' planter, 8' sidewalk, and 2' clear behind sidewalk are required along each side of the pavement. Maple Valley Highway is owned and maintained by WSDOT. WSDOT will be reviewing street frontage improvements along the Maple Valley frontage. Pending the findings of the Traffic Impact Analysis (TIA), WSDOT may require further roadway improvements than what is mentioned above. The proposed access to Maple Valley Highway from the site is subject to WSDOT review and approval. Any modification of the curb to curb pavement width will be at the discretion of WSDOT. An 8' planter, 8' sidewalk, and 2' clear at back of sidewalk would be required behind the curb line. The new right of way line would be established at the back of the 2' clearance. A street modification will need to be submitted to use this modified street section. 4. Cedar River Park Drive is classified as a commercial access street. The current right of way width for Cedar River Park Drive varies from approximately 60' to approximately 98' near the intersection with Maple Valley Highway per the King County Assessor's Map. The paved K:\Preapps\2017\PRE17000246_1915 Maple Valley Highway Apa rtments\02. Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.docx m Maple Valley Apartments — PRE17-000241 May 18, 2017 roadway width adjacent to the site is approximately 40' consisting of one travel lane from Maple Valley Highway and two travel lanes to Maple Valley Highway. There is a concrete curb and sidewalk directly behind the curb along each side of the roadway. The sidewalk along the project frontage is approximately 7' in width. Cedar River Park Drive transitions to a private roadway (Park's property) approximately 235' west of the intersection with Maple Valley Highway. Per RMC 4-6-060, the minimum right of way width for a commercial access street with three lanes is 80'. The paved roadway width is 47' consisting of 2 —10' travel lanes, 1-11' turn lane, and 8' parking lanes on each side of the roadway. A 0.5' curb, 8' planter, 6' sidewalk, and 2' clear behind sidewalk are required along each side of the pavement. The City's Transportation Department has looked at this portion of Cedar River Park Drive and recommends keeping the curb line in the established location pending the findings of the TIA. The curb line along the project frontage may move after review of the TIA. An 8' planter, 6' sidewalk, and 2' clear at back of sidewalk would be required behind the curb line. The new right of way line would be established at the back of the 2' clearance. A street modification will need to be submitted to use this modified street section. 5. Any proposed access from the City of Renton Community Center site is subject to review from the City's Parks Department. 6. A Traffic Impact Analysis (TIA) per City of Renton standards is required for this development as it will generate new vehicular traffic exceeding 20 vehicles per hour in both the AM and PM peak periods. The TIA should analyze the following intersections: a. Maple Valley Highway and Cedar River Park Drive. b. Maple Valley Highway and new eastern site access road. c. Maple Valley Highway and the Interstate 405 interchange d. Maple Valley Highway and Bronson Way N. and Sunset Boulevard N. The evaluation at each intersection shall include the following at a minimum and follow the Traffic Impact Analysis Guidelines for New Development published on the City's website. a. Evaluation of existing signal and intersection under existing conditions. a. Traffic engineer can use recently completed traffic studies from the City for this information upon request. Explain how the signal will operate with the additional traffic from the proposed development. c. Provide recommendations as necessary for mitigation of traffic impacts caused by this project at this intersection. K:\Preapps\2017\PRE17000246_1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.docx 12 Maple Valley Apartments — PRE17-000241 May 18, 2017 7. Street lighting per City standards is required along both the Maple Valley Highway and Cedar River Park Drive frontages. A street lighting analysis and plan shall be submitted with the construction permit. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City's Street Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 2. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must be underground. The construction of franchise utilities must be inspected and approved by the City of Renton franchise inspector. 3. Retaining walls that are 4' or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. K:\Preapps\2017\PRE17000246_1915 Maple Valley Highway Apartments\02.Review Comments\17-0518 PRE17-000246 Civil Pre -App Comments.docx 13 DEPARTMENT OF COMMUNITYC'TY°F AND ECONOMIC DEVELOPMENT Renton : Cedar River Apartments Preapplication Meeting May 18, 2017 Special Flood Hazard Area. The site is also located within a Zone 1 Wellhead Protection Area and Seismic Hazard Area Current Use: Temporary storage for construction machinery, equipment, and supplies. Zoning: The subject property is within the Commercial -Office -Residential (COR) land use designation and zoning classification. Please refer to Zoning Use Table RMC 4-2-060 for a complete listing of permitted uses in the COR zone. • Attached residential is a permitted use. • General Office and Medical/Dental Office is a permitted use. • Retail sales are permitted with the following RMC 4-2-080A.21 condition: the use shall be housed in a structure containing one or more of the following uses: offices, residences, hotels, convention centers, and/or research and development facilities. • Eating and drinking establishments are permitted with the following RMC 4-2-080A.82 condition: All development shall be architecturally and functionally integrated into the overall shopping center or mixed use development. Buildings shall be mixed use except for retail buildings with more than 75,000 square feet, structured parking, and a maximum building footprint of 65,000 square feet, or structures smaller than 5,000 square feet. Single - use retail buildings are not allowed east of Lake Washington Boulevard North. If the proposed commercial pad will contain retail sales and/or eating and drinking establishments, the building will also need to add another use component as identified above. Development Standards: The project would be subject to RMC 4-2-120B, "Development Standards for Commercial Zoning Designations" and District 'C' overlay area "RMC 4-3-100 "Urban Design Regulations" effective at the time of complete application. The project is also subject to Shoreline Master Program Regulations as portions of the site are within the 200 -foot Shoreline High -Intensity Overlay. Density — The minimum density permitted is 30 units/net acre and the maximum density is 50 units/net acre. Gross density of the proposal is approximately 32 units per acre. A density worksheet verifying net density with any public street, access easement, or critical area deductions will be required with the land use application. Minimum Lot Size, Width and Depth — There are no minimum requirements for lot size, lot width or depth. Lot Coverage —A maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. As surface parking is proposed for a portion of development, the 65 -percent maximum will apply to this proposal, however this standard is eligible for modification with an approved master plan. Setbacks — Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. All setbacks, except for Clear Vision Area, are determined through site plan review. Height — Maximum building height is 10 stories and/or 125 -feet. However, 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. Buildings or portions of buildings that exceed 50 -feet in height shall include upper story 16 Cedar River Apartments Preapplication Meeting May 18, 2017 setbacks as follows: The minimum setback for a fifth story and succeeding stories shall be ten 10 -feet minimum from the preceding story, applicable to each story or an equivalent standard that adds interest and quality to the building. Buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two -feet at a minimum interval of 40 -feet per building face, or an equivalent standard that adds interest and quality to the building. No building elevations were provided however the narrative stated residential buildings would be 5 -stories therefore the Sth story setback would apply. 4P--rje5 WCo_ Dt-4-r ;: j IQ_ .Ckx, 4 i . 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. Refuse and Rec cy lin_Areas - Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." For multi -family development, a minimum of 1-% square feet per dwelling unit shall be provided for recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a combined total minimum area of 80 square feet. Please refer to RMC 4-4-090 for separate Office and Retail deposit and collection requirements. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with 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. Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior lot landscaping area shall be a minimum of 5 - feet in width (not including curb). Perimeter landscaping may not substitute for interior landscaping. Surface parking lots shall contain a perimeter landscaping screen at least 10 -feet in width measured from the 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 coverage within 3 -years. 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. 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 17 Cedar River Apartments Preapplication Meeting May 18, 2017 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. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be required with the land use application. Parking: Parking for residential units shall be enclosed within the same building as the unit it serves. Use Ratio Attached Dwellings 1 per dwelling unit is required. Maximum of 1.75 per dwelling unit is allowed. General Office Min: 2 spaces per 1,000 SF Max: 4.5 spaces / 1,000 SF Retail SalesI Minimum and maximum of 2.5 per 1,000 square feet of net floor area. Eating/Drinking Establishments Minimum and maximum of 10 per 1,000 square feet of dining area. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. Please refer to RMC 4-4-080F for stall, aisle, and accessible space dimensional requirements. 18 Cedar River Apartments Preapplication Meeting May 18, 2017 The proposal would be required to provide bicycle parking based on 10 96 of the required number of parking stalls for commercial uses and one-half (0.5) bicycle parking space per one dwelling unit. The bicycle parking 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. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. Access: Per COR zoning designation development regulations, direct arterial access to individual structures shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. Driveway widths and quantity are limited by the driveway standards, in RMC 4-40801. 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. The number of driveways and other vehicular access points is limited by the Urban Design Regulations for District C. See comments below. Access may also be limited by WSDOT as Maple Valley Highway is a State Highway. Urban Design Regulations: Compliance with Urban Design Regulations, District 'C', 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 of the applicable urban design regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. • Residential and mixed-use buildings containing street -level residential uses and single - purpose residential buildings shall be: • Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or • Have the ground floor residents I uses raised above street level for residents' privacy. - p y' �/�� t-,A-A'V1N(Cj' • Building entries from a street shall be prominent and clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Additionally, as several of the residential only buildings will be located along the river and public access areas, the southern elevations of these buildings shall not "turn their back" on these spaces. Architectural features that complement the building along the river frontage will also be required. • Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. • Parking shall be at the side and/or rear of a building and may not occur between the building and the street. However, if due to the constraints of the site, parking cannot be CN) 19 Cedar River Apartments Preapplication Meeting May 18, 2017 provided at the side or rear of the building, the Administrator may allow parking to occur between the building and the street. If parking is allowed to occur between the building and the street, no more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. • Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. The surface parking area is relatively large in scale with the development and should be relocated from the intersection of Cedar River Park Drive and Maple Valley Highway. The proposed commercial pad and residential only buildings should be reconfigured to better screen the parking. • Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. For example, provision of a parking lot with a minimum dimension on one side of 200 -feet and 1,500 -feet maximum perimeter area. Exception: If there are size constraints inherent in the original parcel. • Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane per 500 linear feet as measured horizontally along the street. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All 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, 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. • All buildings and developments with over 30,000 square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space. The pedestrian -oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. Please refer to RMC 4-3-100E.4 Recreation Areas and Common Open Space for a menu options on how to meet the pedestrian oriented space requirements. • All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. • All buildings shall be articulated with one or more of the following: Defined entry features; Bay windows and/or balconies; Roof line features; or other features as approved by the Administrator. • Single purpose residential buildings shall feature building modulation as follows: 20 Cedar River Apartments Preapplication Meeting May 18, 2017 • The maximum width (as measured horizontally along the building's exterior) without building modulation shall be forty feet (40'). • The minimum width of modulation shall be fifteen feet (15'). • The minimum depth of modulation shall be greater than six feet (6). • All buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. • Varied and interesting roof profiles are required. At least one of the elements are required; extended parapets; feature elements projecting above parapets; projected cornices; or pitched/sloped roofs. • 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. • Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Shoreline Master Program: Portions of the site (areas within 200 -feet of the OHWM) are located within the Shoreline High Intensity — Cedar River Reach C designation. This overlay contains additional requirements related to setbacks, public access, and permits. Shoreline use and development shall be carried out in a manner that prevents or mitigates adverse impacts to ensure no net loss of ecological functions and processes. When there are conflicts between the Shoreline Master Program regulations and the City -Wide Property Development Standards, the master program shall prevail. Below are some of the Shoreline Master Program regulations that apply to your proposal. Please refer to RMC 4-3-090 for master program regulations in their entirety. Allowed Use — Attached dwellings and commercial uses permitted in the COR zone are also permitted in the Shoreline High Intensity designation. Setbacks —100 -feet from Ordinary High Water Mark (OHWM). Buildings F, D, C and paved areas near Building B are located within the 100 foot setback. The site plan will need to be re- designed to accommodate the setback to implement the required buffer noted below. Vegetation Conservation Buffer — Within the 100 -foot setback, the applicant will be required to provide a vegetation buffer to the river. The master program has identified the following buffer standards for the subject property's Cedar River Reach C designation: "Enhancement of native riparian vegetation within the standard or modified buffers shall be provided upon redevelopment of the north shore, except in areas where public/community access is provided. The vegetation conservation buffer may be designed to incorporate floodplain management features including floodplain compensatory storage." The site's required mitigation plan (noted in the Critical Areas section of the memo) shall provide a buffer restoration plan and any compensatory flood storage needed to offset the impacts of any new improvements within the flood plain. 21 Cedar River Apartments Preapplication Meeting May 18, 2017 Building Height — 35 feet for buildings landward of 100 -feet from the OHWM or one-half of the maximum height allowed in the underlying zone, whichever is greater; and have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either (a) until the line at which the maximum height allowed in the underlying zoning is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning), or (b) to the end of shoreline jurisdiction, whichever comes first. The proposed residential buildings would be limited to 62.5 feet or 5 stories beginning at the 100 - foot setback. View Corridors - Where commercial, industrial, multiple use, multi -family and/or multi -lot developments are proposed, primary structures shall provide for view corridors between buildings where views of the shoreline are available from public right-of-way or trails. The application shall identify whether any view corridors currently exist and if they do, how they will be maintained post development. Coverage — Up to five percent (5%) impervious surface is allowed in vegetation conservation buffers/setbacks for access to the shoreline, or a pathway up to six feet (6') wide, whichever is greater. In addition, for projects that provide public access and the opportunity for substantial numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious surface is allowed; provided, that no more than five percent (5%) impervious surface is allowed closer than twenty five feet (25') from OHWM. Public Access — New multi -family development is required to provide public access and/or ecological restoration along the water's edge. The master program has identified the following public access requirements for the subject property's Cedar River Reach C designation: "Public/community access along the waterfront should be provided as private lands on the north side of the river redevelop, considered along with the goal of restoration of ecological functions. Public or community access shall be provided when residential development occurs consistent with standards of the Shoreline Master Program." The development will require a trail component along the subject property's shoreline providing a connection to the abutting Cedar River Park trail. Critical Areas: The City's COR mapping system indicates portions of the property are within the Cedar River Floodway and Special Flood Hazard Area. The elevation of the Floodway can change the SMP jurisdiction with regard to buffers, setbacks, and the extent of the overlay. The Floodway must be accurately delineated on all plans submitted with the land use application. Pursuant to the FEMA Flood Insurance Rate Maps, the subject property contains a Special Flood Zone AE which is classified as a 100 -year flood plain. Flood Hazard Data shall be submitted with the land use application pursuant to RMC 4-8-120D. Development shall not reduce the effective base flood storage volume of the floodplain. If grading would reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Compensatory storage shall be configured so as not to trap or strand salmonids after flood waters recede and may be configured to provide salmonid habitat or high flow refuge whenever suitable site conditions exist and the configuration does not adversely affect bank stability or existing habitat. The site is also located within a Zone 1 Wellhead Protection Area. The overall purpose of the Wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, 22 Cedar River Apartments Preapplication Meeting May 18, 2017 handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. The site is also located in a Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. Please refer to RMC 4-8-120 Submittal Requirements for detailed information regarding the items that must be included in each of the following reports/studies that will be required with the land use application:. • Geotechnical Report — The report shall demonstrate the proposed development can be safely accommodated on the site. • Habitat Data Report — The assessment shall determine the extent, function and value of the critical habitat and potential for impacts and mitigation consistent with report submittal requirements. • Biological Assessment/Critical Area Study — A biological assessment/critical area study is a written study that evaluates the proposal, all probable impacts and risks related to the critical area, and recommends appropriate mitigation measures to adequately protect the functions and values of the critical area, and preserve anadromous fish and their habitat. • Standard Stream Study and Mitigation Plan — Delineation and classification of the water body along with topography, drainage patterns, floodplain boundary, and location of existing and proposed structures in relation to the river and its buffer. The mitigation plan provide for the vegetative buffer plantings, discussion of how the project meets or exceeds the standard of no net loss of ecological functions, and a maintenance and monitoring plan. • Flood Hazard Data — Plans that identify proposed improvements and their corresponding elevations in relation to mean sea level of the lowest floor of all structures; Certification by a Professional Engineer or Architect the flood proofing methods criteria in RMC 4-3-050G.4.c have been met; and Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present an the site during site development or building construction. Environmental Review: The proposal exceeds several State Environmental Policy Act (SEPA) WAC 197-11-800 categorical exemptions and the presence of critical areas on the property will subject the application to Environmental Review. An environmental checklist must be submitted with the land use application. Permit Requirements —A Master Plan application, Shoreline Substantial Development Permit, and SEPA Threshold Determination would be required. The project would also require a public hearing and Hearing Examiner's decision. The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. Where a master plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. Also, 23 Cedar River Apartments Preapplication Meeting May 18, 2017 the applicant may submit a Site Plan Review application for the initial phase of the project to be reviewed concurrently with the master plan application. The Master Plan application, initial Site Plan Review, Shoreline Substantial Development Permit, and SEPA review can be processed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2017 Hearing Examiner Master Plan Review application fee is $3,500.00, Hearing Examiner Site Plan Review $3,500.00 Shoreline Substantial Development Permit fee is $2,500.00, and the SEPA checklist fee is $1,500.00. There is currently an additional 3% technology fee at the time of land use application. Be advised the technology fee will be increased later this year. Detailed information regarding the land use application submittal is provided on the City's website. Search "Land Use Forms" in the search bar for handouts and checklists. The City now requires all plans to be submitted electronically per the Electronic Review Standards, which can also be reviewed on the City's website. In addition to the required land use permits, separate construction, building and sign permits would be required. Applications may be submitted after the issuance of the above -referenced land use permits. 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 requires 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 requires 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. 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 Mitigation fee currently assessed at $718.56 per new dwelling unit and $0.21 per square foot of general office. • A Transportation Mitigation Fee assessed at $3,358.55 per new apartment unit; $7.29 per square foot for general office. • A Renton School District Impact Fee currently assessed at $1,448.00 per new multi- family unit. 24 Cedar River Apartments Preapplication Meeting May 18, 2017 • 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: For non -phased plans, The Hearing Examiner shall determine, and document in writing, an appropriate expiration date for the master plan, granting up to five (5) years. An applicant shall submit a complete site plan application for the development within the specified time frame if a site plan was not combined with the master plan application. The Administrator may grant a one year extension for good cause. For phased plans, The Hearing Examiner may grant master plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the five (5) year time limit for non -phased plans. Such approval shall include clearly defined phases and specific time limits for each phase and a determination of eligibility for any extensions of the time limits. 25