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HomeMy WebLinkAboutPRE18-000314 Meeting SummaryPRE-APPLICATION MEETING FOR 43 Street Self-Storage PRE 18-000314 CITY OF RENTON Department of Community & Economic Development Planning Division May 24th, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org 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 M E M O R A N D U M DATE: May 14, 2018 TO: Alex Morganroth, Associate Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: 43rd Street Self Storage 1. The preliminary fire flow is 5,000 gpm. A minimum of 5 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. A certificate must be obtained from the water department. 2. Fire impact fees are applicable at the rates of $1.25 per sq. ft. Retail, $0.26 per sq. ft. for office and $0.15 per sq. ft. for storage warehouse. Credit will be given for the building that has been removed. This fee is 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 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. Grasscrete is not allowed 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 23, 2018 TO: Alex Morganroth, Planner FROM: Rohini Nair, Civil Engineer III SUBJECT: Pre-Application Comments for 43 Self Storage PRE18-000314 I have reviewed the pre-application submittal for the 43 Self Storage at 4232 Jones Ave NE. The applicant is proposing to demolish existing building and construct a self storage with office and a small retail space. WATER COMMENTS The proposed development is within the City of Renton’s water service area and in the 320-pressure zone. The development is outside of the City’s wellhead protection areas. • There is existing 8-inch cast-iron water main in Jones Ave NE that can deliver a maximum capacity of 2,500 gallons per minute (gpm). Copy of civil plan can be found under project no. WTR2700405 in COR Maps. • The static water pressure is approximately 117 psi at ground elevation of 44 feet. • There is an existing 3/4-inch water meter serving the existing building on the property. 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 5,000 gpm including the use of an automatic fire sprinkler system. The fire flow demand for the proposed development exceeds the City’s water system capacity of 2,500 gpm from the existing 8- inch water mains in Jones Ave NE and in NE 43rd St, therefore the applicant should evaluate the use other construction methods to reduce the fireflow demand to a maximum of 2,500 gpm. If the fireflow demand for the development can be reduced to a maximum of 2,500 gpm, the following improvements will be required for water service: 1. Installation of additional fire hydrants as required. 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). 2. 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. 3. Installation of a domestic water meter for the building. 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. 4. Installation of a with a backflow prevention assembly on private property behind the domestic water meter. 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. 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. 5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6. 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. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2018 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. 9. The development is subject to water system redevelopment fees based on the size of the existing meters and if the existing meters are abandoned. 10. The 2018 water SDC for a 3/4” or 1” meter is $3,727. The SDC that is current is due at the time of construction permit issuance. New water service lines that are served by existing City water mains are installed by City crews. The 2018 installation cost is as follows: a. 3/4” or 1”service: $2,850. The drops in meter costs are as follows: a. 3/4” drop in meter: $400 b. 1” drop in meter $460 New water service lines that are served by new water mains are installed by the site development contractor. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is existing 18 inch diameter sewer main (S-018007) in the east and south side of parcel. The plans show as an 18-inch concrete line sewer main, but the side sewer card shows the line as 16-inch ductile iron. If the project proposes to make a new connection to the sewer main the applicant will need to confirm if it is ductile iron or concrete lined sewer man. The existing sewer stub can be reused as it is PVC. 3. The new building structure cannot be closer than 10-feet from the sewer main in order for the City to maintain/replace this sewer facility in the future. 4. A driveable access to the manhole in the southeast corner of the property should also be available. 5. Measures should be taken during the construction of the building and the associated improvements to ensure that the construction does not impact the existing sewer mains. 6. The development is subject to sewer system development charges (SDCs) for increased size (and/or new) domestic water meter. The 2018 SDC for a 3/4” or 1” meter is $2,837. The SDC that is current is due at the time of construction permit issuance. STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 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 Site Conditions). The site falls within the East Lake Washington drainage basin. 3. Per Core Requirement #1 of the 2017 RSWDM, all stormwater runoff must be discharged at the natural location and comply with discharge requirements 1, 2, and 3 of Section 1.2.1. 4. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 5. There is an existing 12-inch stormwater pipe on the Jones Ave NE. Reference project SWP2703472 in COR Maps for record drawings of these pipe networks. 6. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM. Stormwater improvements on all frontages are required with the frontage improvements. New storm drains should be sized to accommodate future runoff of all upstream tributary area. Capture of storm drainage along all site frontages will be required. 7. A geotechnical soils report for the site is required per the standards found in Section C.1.3 of the 2017 Renton Surface Water Design Manual. 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. 8. The development is subject to stormwater system development charges (SDCs) for the new lots. The 2018 stormwater SDC is $0.687 per square feet of new impervious surface with a minimum of $1,718. The SDC that is current is due at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. Transportation impact fee is applicable at time of building permit. Transportation impact fees that are current are payable at the time of building permit issuance for each new home. Information of the current impact fee rate based on land use type is available in the City Fee Schedule available at city of Renton website https://www.rentonwa.gov/search/default.aspx?q=fee+schedule&type=0,7922657-117|- 1,7922741-124 2. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 3. Jones Avenue NE is classified as a commercial access street. Per RMC 4-6-060, the minimum right of way width for a commercial access street is 69’. The minimum paved roadway width is 36’ consisting of 2 – 10’ travel lanes and an 8’ parking lane on each side of the road. A 0.5’ curb, 8’ planter strip, and 6’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. The King County Assessor’s Map shows a current right of way width of approximately 60’ for Jones Avenue NE adjacent to the site. A right of way dedication of approximately 4.5’ along the frontage would be required to meet the City’s street standards. ROW dedication and frontage improvements are required to be provided for development projects. 4. Street lighting per City standards is required along the project’s frontages on Jones Ave NE. A street lighting plan and photometric analysis should be submitted at the time of construction permit submittal. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 6. Undergrounding of all utilities is required. GENERAL COMMENTS 1. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance will be levied. The current fee schedule is available at the City of Renton website https://www.rentonwa.gov/city_hall/administrative_services/finance/budget/ 2. Undergrounding of all overhead power and utility lines in public right of ways adjacent to the site is required unless an approved street modification to keep the existing utilities above ground is approved. 3. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 4. 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. 5. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found in the City of Renton website link https://edocs.rentonwa.gov/Documents/0/edoc/955956/Survey%20and%20Drafting%20Standa rds.pdf 6. 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. 7. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. https://edocs.rentonwa.gov/documents/ElectronicFile.aspx?docid=883097&dbid=0 . Please contact the City to schedule a construction permit intake meeting. 8. All plan review for the City is now paperless. Please see the Electronic File standards at the following link https://edocs.rentonwa.gov/Documents/0/edoc/940235/Electronic%20File%20Standards.pdf DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 23, 2018 TO: Pre-Application File No. 18-000314 FROM: Alex Morganroth, Associate Planner SUBJECT: 43 Street Self Storage 4232 Jones Avenue NE PRE18-000314 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 project site is located on the east side of Jones Avenue NE between NE 40th Street and NE 43rd Street, and is addressed as 4232 Jones Avenue NE (parcel number 3345700060). The subject site is 50,515 square feet and is within the Commercial Arterial (CA) Zone and Urban Design District D. The site is occupied by an existing 16,140 square foot structure previously occupied by an industrial use. The applicant is proposing to demolish the existing structure and construct a new 4-story building to be used for self-service storage with a small retail/office component. The proposed new structure would be approximately 21,600 square feet in size. The applicant has proposed a total of eight parking stalls and fire turnaround. Sensitive slopes, seismic hazards, wetlands, and streams are mapped on or within 50 feet of the project site. Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D overlay. Self-service storage is permitted in the CA zone subject to approval of a Conditional Use Permit by the Hearing Examiner. Self- service storage in the CA zone is required to be part of a mixed use development. A viable commercial use should be located along the entire frontage with a minimum depth of 30 feet. Current Use: Currently the site is occupied with a vacant 16,140 square foot legal nonconforming structure. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site area totals 50,515 square feet, which exceeds the minimum lot size requirement. No changes are proposed to the existing lot size, width, or depth as a result of this proposal. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area or 75% if parking is provided within the building. Compliance with the building coverage requirements would be evaluated at the time of formal land use application. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. Per the submitted site plan, the proposed structure complies with setback requirements for the CA zone. Building Height – The maximum building height permitted in the CA zone is 50 feet. Per the applicant, the height of the proposed new structure would be 54 feet – a height not permitted in the CA zone. Compliance with the building height requirement would be evaluated at the time of land use application. Landscaping – The landscaping regulations require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall provide interior parking lot landscaping. Any interior parking lot landscaping area shall be a minimum of 8’ by 12’ in size. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping: All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A landscape plan is required at the time of formal land use and/or construction permit application. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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 twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 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 independent review of any land use application that involves tree removal and land clearing at the City’s discretion. A tree retention plan is required at the time of formal land use application. Screening – Any new or replacement operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than seven feet (7') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three- foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking – The construction of a new building or structure triggers compliance with all parking regulations. The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Self-Storage 79,500 SF 1.0 space / 3,500 SF 23 spaces Retail 2,000 SF 2.5 spaces / 1,000 SF 5 spaces Office 2,500 SF Min: 2.5 spaces / 1,000 SF Max: 4.5 spaces / 1,000 SF Min: 6 spaces Max: 11 spaces It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided per RMC 4-4- 080F.8.g. A 25 percent reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review process 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. Modifications beyond 25 percent must be requested via the formal modification process (RMC 4-9-250D). As proposed, the project would not comply with the parking requirements in RMC 4-4-080 and would require an approved modification request. The proposal would also be required to provide bicycle parking based on 10 percent of the required number of parking stalls for manufacturing uses. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. The development would require a minimum of 3 bicycle parking spaces. See RMC 4-4-080F11c for bicycle parking standards. The number of parking stall proposed by the applicant would not comply with the parking requirements in RMC 4-4-080. The applicant will be required at the time of formal land use application to either demonstrate compliance with code or request a modification from the parking requirements. At the time of formal construction permit application, the applicant should provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. Vehicular Connection: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Refuse and Recycling Areas – All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Based on a gross floor area of 84,000 square feet, a minimum of 252 square feet would be needed for recyclables area and a minimum of 504 square feet would be needed for refuse. Compliance with this requirement would be verified at the time of formal land use application. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via an existing driveway curb cut off of Jones Avenue NE. Building Design Standards – All new structures shall comply with the design requirements of Urban Design District D, per RMC 4-3-100. Per RMC 4-3-100E.2, Parking shall be located so that no surface parking is located between a building and the front property line. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Please see RMC 4-3-100 for more information specific to Urban Design District D. Compliance with building design standards would be evaluated at the time of formal land use permit application. The following bullets are a few of the standards outlined in the Urban Design regulations: • 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. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building façades shall include modulation or articulation at intervals of no more than forty feet (40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • On any façade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: Sensitive slopes and a seismic hazard area are mapped on the site. A high seismic hazard is mapped on the project site. The seismic hazard is related to potential liquefaction of soils during an earthquake event. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, a geotechnical study prepared by a licensed geotechnical engineer and/or engineering geologist shall be required. The analysis needs to assess soil conditions and detail construction measures to assure stability. A wetland is also mapped on the project site. According to materials submitted by the applicant, the wetland is classified as Type II with a 100 foot buffer and is part of a linear wetlands system running north/south near Jones Ave. A 15 foot structure setback from the buffer would also be required, but is not shown in the applicant’s materials. A wetland delineation and report would be required with the formal land use application. If temporary impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. Wetlands located on site are required to be protected within a Native Growth Protection Easement (NGPE), which shall be recorded over the site prior to building permit approval. An unnamed Type F stream has been identified off-site to the northeast. Type F streams require a 115-foot buffer with a 15-foot building setback. A stream study would be required with the formal land use application, if impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. Environmental Review: The subject project would be subject to SEPA Environmental Review because it involves the construction of a building over 4,000 sq. ft. Therefore an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2018 application fee would be as follows: $3,000 Hearing Examiner Conditional Use Permit, $3,500 Hearing Examiner Site Plan Review and $1,500 SEPA Checklist. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits (Hearing Examiner Conditional Use Permit), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 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. See the attached Public Outreach sign handout for more information and specifications. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee would be assessed per square foot based on the type of use defined in the ITE Manual as determined by staff. • A Fire Impact Fee may be assessed per square foot based on a determination by the Renton Fire Authority. Expiration and Extensions: Once the Site Plan, Conditional Use Permit, and Environmental Review applications have been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted. Next Steps: Once all required submittal items have been prepared, the applicant is encouraged to contact the project manager to schedule a pre-screen meeting. Please contact Alex Morganroth, Associate Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule the appointment.