Loading...
HomeMy WebLinkAboutPRE18-000632_RHA Cedar Park Community Center Meeting SummaryPREAPPLICATION MEETING FOR RHA Cedar Park Community Center PRE18-000632 CITY OF RENTON Department of Community & Economic Development Planning Division October 4, 2018 Contact Information: Planner: Alex Morganroth, 425.430.7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.430.7024, cthomas@RentonRFA.org 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 M E M O R A N D U M DATE: October 4, 2018 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Comments for Cedar Park Apartments Rec Building 1. The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of each building. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5-inch storz fittings. It appears one new fire hydrant shall be required to meet this minimum standard. 2. Fire impact fees are applicable at the rate of $2.36 per square foot of leisure facility. These fees are paid at the time of building permit issuance. Credit will be granted toward the removal/retention of the existing rec building. 3. Approved fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Fully addressable and full detection is required for the fire alarm system. 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 and provide a minimum vertical clearance of 13.5 feet. 5. An annual place of assembly permit is required from the fire department if the occupant load exceeds 50 persons. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 4th, 2018 June 20, 2011 TO: Alex Morganroth, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Community Building at Cedar Park 450 Monroe NE Ave PRE 18-000632 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 0923059051. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed development is within the City of Renton Highlands 565-pressure zone water service area. There is an existing 8-inch water main located east of the project, in the property (refer to City project plans no. W-151001). The static water pressure is about 95 psi at ground elevation of 344 feet. The maximum flow capacity from the above 8-inch water main is limited to 2100 gallons per minute (gpm). 2. Applicant will need to show how they propose to connect the building to water. 3. Based on the project information submitted by the applicant for the pre-application meeting for the proposed development, the City’s Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 1,750 gpm. 4. The following water main improvements will be required to provide water service for fire protection and for domestic uses: a. Installation of additional fire hydrant(s) as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building plans and site plan. b. This building does not need fire sprinklers. If the applicant chooses to install fire sprinklers, additional requirements will need to be met to satisfy the Renton Fire Prevention Department. c. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic RHA Cedar Park Community Center, PRE 18-000632 Page 2 of 5 October 4, 2018 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. d. Installation of a backflow prevention assembly on private property behind the domestic water meter. e. 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. 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. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $3,727.00 per meter, 1-1/2 inch meter is $18,635.00 and a 2-inch meter is $29,816.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. SDC fees are assessed and payable at construction permit issuance. d. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is payable at construction permit issuance. e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. f. Final determination of applicable fees will be made after the water meter size has been determined. SEWER 1. Sewer service is provided by the City of Renton. There is an existing 12” PVC sewer main (S- 151001) east of the project, within the property. Refer to Project Files WWP2701510 in COR Maps for record drawings. 2. Applicant will need to show how they propose to connect the building to sanitary sewer. 3. If floor drains are required by the building department, drains are required to be connected to the sanitary sewer system. Flows shall be directed through the floor drains that are installed in accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator. RHA Cedar Park Community Center, PRE 18-000632 Page 3 of 5 October 4, 2018 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch meter is $22,696.00. b. SDC fees are payable at construction permit issuance. STORM 1. There is existing storm drainage facilities located south of the project, in the property. Refer to Project Files TED4001510 in COR Maps for record drawings. 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. A drainage study complying with the 2017 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Flow Control Standard (Forested Conditions). The site is located in the East Lake Washington - Renton and Lower Cedar River drainage basin. Drainage report and drainage plans based on 2017 City of Renton Surface Water Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application or civil construction permit, as required. The final drainage plan and drainage report should be submitted with the utility construction permit application. 3. 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. 4. If applicable, 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. New storm drains should be sized to accommodate future runoff of all upstream tributary area. 5. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application or civil construction permit, as required. The geotech report should include an on- site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. 6. The development is subject to stormwater system development charge (SDC) fee. The 2018 stormwater SDC fee is $0.687 per square foot of new impervious surface, but no less than $1,718.00. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time of issuance of the construction permit will be applicable. TRANSPORTATION 1. Frontage Improvements and Dedication: a. Monroe Ave NE: The available right of way (ROW) width on the frontage of Monroe Ave NE is 60 feet (as per the King County assessor map). Monroe Ave NE is a Minor Arterial is also a designated bike route in the current, and draft update to the current, Renton Trails and Bicycle Master Plan. Bike lanes are proposed on each side of the roadway. Per RMC 4-6-060, the minimum right of way width for a minor arterial with 4 lanes is 91’. The minimum paved roadway width for a minor arterial with 4 lanes is 54’. The paved roadway section consists of 4 – 11’ travel lanes and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter strip, and 8’ sidewalk are required along both sides of the pavement. 2’ of RHA Cedar Park Community Center, PRE 18-000632 Page 4 of 5 October 4, 2018 clear space behind the sidewalk is required along both sides of the roadway. After speaking with the Transportation Division, there are no immediate plans to widen the roadway to accommodate the bike lanes; therefore, the existing curb-to-curb width is acceptable. b. NE 4th Street: The available right of way (ROW) width on the frontage of NE 4th Street is 63 feet (as per the King County assessor map). NE 4th Street is a Principal Arterial. The adopted NE 3rd-NE4th Corridor Improvements Plan proposes a 78-foot ROW, with 6- foot sidewalks on each side of a 66-foot roadway (consisting of two 11-foot travel lanes in each direction, two 5-foot bike lanes, and a 12-foot landscaped median or left turn lane). The existing ROW width is 63 feet. Widening of the ROW to 78 feet would occur by maintaining the north ROW line and will require additional ROW on the south side of NE 4th Street. 2. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 3. Parking lot construction shall be in accordance with City code 4-4-80G. 4. 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. 5. Transportation impact fee is applicable at time of building permit based on the type of land use. Transportation impact fees that are current at the time of building permit is payable at the time of building permit issuance. 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. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 RHA Cedar Park Community Center, PRE 18-000632 Page 5 of 5 October 4, 2018 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2018 only. The permit fee will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. A demo permit is required for the demolition of any existing building. The demo permit shall be acquired through the building department. K:\Preapps\2018\PRE18-000080_NE 4th Street Property\02.Review Comments DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 4, 2018 TO: Pre-application File No. 18-000632 FROM: Alex Morganroth, Associate Planner SUBJECT: RHA Cedar Park Community Center – 408 Monroe Ave NE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located at 408 Monroe Ave NE (APN 0923059051), at the corner of NE 4th St and Monroe Ave NE. The project site totals 258,728 square feet (5.93 acres) in area and is split-zoned with both Commercial Arterial (CA) and Residential Multi-Family (RMF) zones on the site. The applicant proposes to construct a new community center on the property that would include a meeting area, laundry room, restrooms, and kitchen. The community center would be for the exclusive use by the residents of the Cedar Park apartments. Construction of the proposed building would require the demolition of an existing building used as office space for the RHA. The proposed building is rectangular shaped and would be approximately 2,000 square feet in size. Access to the site would remain via driveways off of NE 4th St and Monroe Ave NE. According to the applicant, no trees or vegetation would be removed as a part of the project. According to COR maps, no critical areas are present on the project site. Current Use: The property contains five multi-unit apartment buildings with a total of 244 units. The site also contains a recreational/office space building, pool, sports court, and the associated surface parking. Comprehensive Plan/Zoning Requirements: The property is located in the Commercial Arterial (CA) zoning district and the Residential Multi-Family (RMF) zoning district. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. The property has two different Comprehensive Plan Land Use Designation. The northern half of the property is designated Residential High Density and the southern half of the property is RHA Cedar Park Community Center PRE18-000632 Page 2 of 7 October 4, 2018 K:\Preapps\2018\PRE18-000632_RHA Cedar Park Community Center designated Commercial Mixed Use (CMU). CMU designations are areas with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. Land designated Residential High Density (RHD) is intended to create conditions appropriate for a variety of housing types, or where there is existing multifamily development. RHD unit types are designed to incorporate features from both single-family and multifamily developments, support cost- efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The proposed community center is incidental to the existing attached residential on the parcel and would be available for the exclusive use of the residents at Cedar Park Apartments. Therefore the proposed community center is a permitted use in the CA zone. Development Standards: The proposed structure is located within the CA zoned portion of the site. Therefore 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), the RMF zoning information is not included in this pre-application as the development is not proposed on this half of the site. . These development standards are available online at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html #4-2-120A. Density – The minimum net residential density in the CA zone is 10 dwelling units per net acre. The maximum net residential density is 60 dwelling units per net acre in the Highlands Community Planning Area. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The gross density of the site is one (1) acre. The applicant is proposing 40 new dwelling units or 40 dwelling units per gross acres. (40 du / 1.00 ac = 40 du/ac). The applicant has not proposed any new units as a part of the project. Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the existing commercial lot. Building Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The parking is proposed to be structured parking only. The proposed building area covers approximately 45 percent (45%) of the gross lot area and would be compliant with the 75% building coverage limitations. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. RHA Cedar Park Community Center PRE18-000632 Page 3 of 7 October 4, 2018 K:\Preapps\2018\PRE18-000632_RHA Cedar Park Community Center through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. The project site abuts a Residential Multi-Family (RMF) property to the east. The project would be subject to a 15-foot building setback along the portion of the east property line that abuts the residential parcel. Based on the submitted drawings, the project appears to maintain a 16 ft setback to the south, a 15 ft setback to the west, a 15 ft setback to the north, and a 17 ft setback to the east. The submitted site plan appears to comply with the building setbacks of the CA zone. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 60 feet for mixed-use (commercial and residential) in the same building. Heights may exceed the CA zone’s maximum height with a Conditional Use Permit. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met, 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. The applicant did not provide elevations or indicate the overall building height as part of the submitted pre- application. It is the applicant’s responsibility to demonstrate compliance with building height requirements and FAR Part 77 at the time of formal application. 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 Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For multi-family residential development a minimum of one and one-half (1-1/2) square feet per dwelling unit shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. For retail developments a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor 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 in retail development. Architectural design of the enclosures shall be consistent with the design of the primary building. The site plan did not RHA Cedar Park Community Center PRE18-000632 Page 4 of 7 October 4, 2018 K:\Preapps\2018\PRE18-000632_RHA Cedar Park Community Center identify a refuse and recycling enclosure area. The Urban Design Regulations also require additional treatments noted later in this memorandum. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the building permit 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. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A landscape plan meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of Building Permit application submittal. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. 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 worksheet would be required with the building permit application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. 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 retaining wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). RHA Cedar Park Community Center PRE18-000632 Page 5 of 7 October 4, 2018 K:\Preapps\2018\PRE18-000632_RHA Cedar Park Community Center Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: According to the applicant, the proposed community center would be for the exclusive use of the residents who already have parking available for their use elsewhere on the site. In addition, residents would be primarily walking or biking to the site, negating the need for additional parking spots at the center. Therefore no new parking would be required for the proposed project. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. 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. According to the applicant, the plan is to continue to use the existing access to the site off of NE 4th St and Monroe Ave NE. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall include a written narrative of how the project meets each of the applicable urban design regulations. The following are some, but not all, of the design regulations applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. 3. Building entries from a parking lot shall be subordinate to those related to the street. 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. 4. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. 5. Parking shall be located so that no surface parking is located between the building and the front property line and the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 6. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. RHA Cedar Park Community Center PRE18-000632 Page 6 of 7 October 4, 2018 K:\Preapps\2018\PRE18-000632_RHA Cedar Park Community Center 7. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas at minimum, fifty (50) square feet per unit and the location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. 8. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 9. All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. 10. Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. 11. At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. 12. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass and cast-in-place concrete. 13. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Critical Areas: According to COR Maps, no critical areas are present on or within 200 feet of the site. It is the applicant’s responsibility to ascertain if any critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The construction of a commercial building greater under 4,000 square feet is exempt from Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. Site Plan Approval: All development categorically exempt from Environmental Review under State Environmental Policy Act WAC 197-11-800 is exempt from Site Plan Review per RMC 4-9- 200. If the proposed building is greater than 4,000 square feet, the SEPA exemption would no longer apply and the project would be subject to Administrative Site Plan Review. Permit Requirements: A Commercial Building Permit would be required for the proposed structure. 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 www.rentonwa.gov. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant will need to make an appointment with a Permit Technician by calling (425) 430-7200 or at the 6th floor front counter. RHA Cedar Park Community Center PRE18-000632 Page 7 of 7 October 4, 2018 K:\Preapps\2018\PRE18-000632_RHA Cedar Park Community Center Expiration: Building permits are valid for a period of 12 months after issuance of the permit. It is the responsibility of the owner to monitor the expiration date.