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HomeMy WebLinkAboutPRE_Pre Application Meeting Summary_191031_v1.pdfPREAPPLICATION MEETING FOR Sunset Highlands Mixed Use 4409 NE Sunset Blvd PRE19-000173 CITY OF RENTON Department of Community & Economic Development Planning Division August 22, 2019 Contact Information: Planner: Matt Herrera, 425.430.6593 Public Works Plan Reviewer: Justin Johnson, 425.430.7291 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 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 preparing final documents. 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). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 22, 2019 TO: Pre -Application File No. 19-000173 FROM: Matt Herrera, Senior Planner SUBJECT: Sunset Highlands Mixed Use 4409 NE Sunset Blvd 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, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject property (APN 032305-9093) is vacant parcel located on the south side of NE Sunset Blvd nearthe intersection ofAnacortes Ave NE. The project site totals 0.81 acres in area and is located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban Design District V. The applicant proposes to construct 16 attached dwelling units and 1,929 square feet of commercial space. The project includes 16 garage parking spaces and 13 surface parking spaces. Access is proposed via two driveways along NE Sunset Blvd. Stream buffer encroachments are proposed along the southern portion of the property. The City's mapping system indicates an Ns rated stream (Honey Creek) is located on the southeast corner of the property. Current Use: The subject property is currently vacant. Zoning: The CA zone allows attached dwelling units - flats with the following condition identified in RMC 4-2-080 footnote #6: Standalone residential buildings would not be permitted here as the site does not abut a residential zone. Therefore dwelling units shall be integrated into a vertically mixed use building with ground floor commercial and are subject to the Residential Mixed Use Development Standards (RMC 4-4-150). Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. PRE19-000173 Sunset Highlands Mixed Use Preapplication Meeting August 22, 2019 Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. Residential Mixed Use Development Standards: For vertically mixed use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building's residents, or their guests, is limited to twenty five percent (25%) of the overall facade along any street frontage or the primary facade. The commercial square footage shall be equivalent to fifty percent (50°%) of the gross ground floor area of the building. The ground floor commercial is listed at 1,929 square feet and does not appear to meet the 50 -percent threshold. An approved modification would be needed for this proposal. The development shall include ground floor commercial space along the street frontage per the following standards: • A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; • A minimum floor -to -ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; • ADA compliant bathrooms (common facilities are acceptable); • A central plumbing drain line; and • A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Commercial Arterial (CA) Development Standards: The project would be subject to RMC 4-2- 120A, "Development Standards for Commercial Zoning Designations' and District 'D' overlay "RMC 4-3-100 "Urban Design Regulations" effective at the time of complete application (noted as "CA standards" herein). Density —The minimum density permitted in the CA zoning designation is 20 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building and located in the Highlands Community Planning Area. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Net density of the project could not be determined at the time of this memo. Gross density for the proposal indicates approximately 20 dwelling units per acre. A density worksheet verifying net density with any public street 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 within the CA zone at this location. Lot 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. Building coverage would be limited to 65 percent as some surface parking is proposed. The proposal appears to meet this limitation. Setbacks — Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The project would have a minimum 15 - foot setback and maximum 20 -foot setback from the NE Sunset Blvd ROW. No side or rear yard setbacks would apply to this site. Please refer to the critical areas section for stream buffer and PRE19-000173 Sunset Highlands Mixed Use Preapplication Meeting August 22, 2019 setback requirements. The building appears to be setback IS feet from the front property line (NE Sunset Blvd). Heieht — Maximum building height Is 50 ft., except 70 ft. for mixed use (commercial and residential) in the same building. Heights may exceed the Zone's maximum height with a Conditional Use Permit, 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 project narrative indicates the building would be SS feet in height and therefore meet the permitted height limits. 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 retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. 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. 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 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. Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. 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 and worksheet, and arborist report 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 PRE19-000173 Sunset Highlands Mixed Use Preapplication Meeting August 22, 2019 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 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. The following table provides parking ratios for the residential component and two potential commercial uses. Use Ratio Attached Residential Min: 1 space/ unit Max: 1.75 spaces / unit Retail Sales Min: 2.5 space / 1,000 SF Max: 5 spaces / 1,000 SF Eating & Drinking Establishments A minimum and maximum of 10 per 1,000 square feet of dining area. The applicant has provided one (1) parking space for each multi -family unit within the building, which meets the minimum quantity and satisfies the parking enclosure requirement. Compliance with the commercial parking requirements would be verified when the specific use is identified. 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. PRE19-000173 Sunset Highlands Mixed Use Preapplication Meeting August 22, 2019 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.8 and 9 for standard, structured, and compact space requirements and aisle width requirements. The proposal would be required to provide bicycle parking based on 10 % of the required number of parking stalls for commercial uses and one-half 10.51 bicycle parking space per one dwelling unit. The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in -building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-0801. 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. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. 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 zoned 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. The proposed two 30 -foot wide driveways exceed the number that would be permitted as the site contains only 184 feet of street frontage. An approved modification to the driveway standards would be needed. Existing conditions and critical areas would likely make site -to -site vehicle access ways impractical. Urban Design Regulations: Compliance with Urban Design Regulations, District 'D', is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall identify how the project meets each of the applicable urban design regulations. The following bullets are some, but not all, of the guidelines and standards 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 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. PRE19-000173 Sunset Highlands Mixed Use Preapplication Meeting August 22, 2019 3. At least one of the following design elements shall be used to promote a transition to surrounding uses: Building proportions, including step -backs on upper levels in accordance with the surrounding planned and existing land use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. 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 a building and the front property line and 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. 7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 8. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 9. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided. Upper level common decks, patios, terraces, or roof gardens and spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development. 10. All building facades 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. 11. 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). 12. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Critical Areas: Honey Creek is located along the southeast portion of the property. The City's COR mapping database identifies this reach of Honey Creek as Ns or a non -fish seasonal stream however be advised that portions of the creek have been found to be fish bearing. Ns rated streams require a minimum buffer of 50 -feet and a structure setback of 15 -feet from the edge of the buffer. Reduction of Ns stream buffers are limited to a 40 -foot buffer and the buffer would require enhancement. Buffer width may also be averaged with a minimum width of 25 -feet if the total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging. Buffer averaging also requires enhancement to the remaining buffer area. A Native Growth Protection Area would be established for the PRE19-000173 Sunset Highlands Mixed Use Preapplication Meeting August 22, 2019 onsite stream and associated buffer as part of the site plan approval process. See RMC 4-3-0501.2 for buffer reduction and averaging criteria. The site plan indicates a stormwater pond or swale within the stream buffer. Stormwater treatment and flow control facilities are not exempt in stream buffers per RMC 4-3-050[.4. An alternative location for the stormwater facility will be necessary. A stream study meeting the current Critical Areas Regulations must be submitted with the land use application. The City may require independent review (funded by the applicant) of the report. Any approved stream buffer reduction or buffer averaging with enhancement will require a minimum of 5 -years maintenance and monitoring. Separate surety devices for enhancement planting and the maintenance and monitoring period are required. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The construction of more than nine (9) dwelling units and the presence of critical areas on the property will require Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. An environmental checklist must be submitted with the land use application. Permit Requirements - The proposal would require Hearing Examiner Site Plan Approval as the project includes a commercial element and is adjacent to residentially zoned property across NE Sunset Blvd. Modifications for limited ground floor commercial space and the additional driveway would also be required. The site plan review, modification(s), and environmental checklist can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2019 Hearing Examiner Site Plan Review application fee is $3,600. The environmental checklist fee is $1,540. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regardingthe land use application submittal and informational handouts can be found on the City's website by clicking "How Do I?" on the home screen, then "City Documents" and then "CED Forms" under the heading for Community and Economic Development. The City requires electronic plan submittal for all applications. The City's Electronic File Standards can also be found on the City's website. In addition to the required land use permits, separate construction, building and sign permits would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 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 PRE19-000173 Sunset Highlands Mixed Use Preapplication Meeting August 22, 2019 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. Impact Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits. Ground floor commercial space impact fees would be calculated when use is determined. The noted fee calculations are for 2019 and 2020 and will likely increase. • A Fire impact fee currently assessed at $964.53 per new dwelling unit. • A Transportation impact fee assessed at $4,836.31 per new apartment unit. • A Renton School District Impact Fee currently assessed at $2455.00 per new multi -family unit. • A Parks Impact Fee currently assessed at $2,676.89 per new dwelling unit. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule a prescreen appointment. Expiration: Site plan approval is valid for two years with a possible two-year extension. PRE19-000173 M E M O R A N D U M DATE: August 19, 2019 To Matthew Herrera, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Sunset Highlands Mixed Use The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 -feet and two within 300 -feet of each building. One hydrant is required within 50 -feet of the fire department connection on each building. Project shall also meet the maximum hydrant spacing of 300 -feet on center around 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. Fire flows that exceed 2,500 gpm require that a looped fire main is required around each building. 2. Fire impact fees are applicable at the rate of $964.53 per multi -family unit, $0.26 per square foot of office space, $1.25 per square foot of retail space and $5.92 per square foot of restaurant space. No fees are charged for parking garages. These fees are paid at the time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout each building. Dry standpipes are required in all common use stairways. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. 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 onsite 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. The building shall meet the elevator cab size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch by 84 -inch stretcher. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 22, 2019 TO: Matt Herrera, Senior Planner FROM: Justin Johnson, Civil Engineer III SUBJECT: Pre -Application Comments for Sunset Highlands Mixed Use PRE19-000173 I have reviewed the pre -application submittal for Sunset Highlands Mixed Use at 4409 NE Sunset Boulevard. The parcel is 0.81 acres in size and vacant. The King County Parcel Number is 0323059093. The applicant is proposing a mixed use development with 16 multifamily residential dwelling units and 1,929 square feet of commercial space. WATER COMMENTS 1. The project is within the City of Renton's water service area in the Highlands 565 hydraulic zone. The project is outside of the City's wellhead protection areas. 2. There is an existing 12 -inch City water main located in NE Sunset Blvd that can deliver a maximum capacity of 5,400 gallons per minute (gpm) - (Water Project No. W-0315). The static water pressure is approximately 72 psi at ground elevation of 398 feet. 3. There is an existing %-inch water service to the property and the water meter was removed in 1994. 4. 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 2,500 gallons per minute (gpm), including the use of an automatic fire sprinkler system. The following developer's installed water main improvements will be required to provide domestic and fire protection service to the development based on a fire flow demand of 2,500 gpm: Installation of an 8 -inch diameter water main within the interior access road around the building and connecting to the existing 12 -inch water main in NE Sunset Blvd at the east and west driveways. 2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. Sunset Highlands Mixed Use — PRE19-000173 August 22, 2019 3. Installation of a Detector Double Check Valve Assembly (DDCVA) backflow prevention assembly on the fire sprinkler supply line to the building. The DDCVA shall be installed in an underground vault located outside of the building and within private property per standard plan no. 360.2. The City may allow the DDCVA to be installed inside the building mechanical and fire sprinkler riser room only if it is located adjacent to an exterior building wall per standard plan no. 360.5. The location of the DDCVA inside the building must be pre -approved by the City Plan Reviewer and Water Utility. A fire hydrant is required within 50 feet of the fire department connection (FDC) for the fire sprinkler system. 4. Installation of a separate domestic water meter for the commercial/retail portion of the building and for the residential portion of 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. 5. Installation of a backflow prevention assembly on private property behind the domestic water meters. A double check valve assembly (DCVA) is required for the water meter for the residential portion of the building. 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 the water meters for retail, commercial portion of the building. 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 6. Installation of a separate water meter for landscape irrigation with a DCVA backflow prevention assembly per City Standard Plan 340.8 is required downstream of the irrigation meter. 7. The existing 3/4 -inch domestic water service should be shall be cut and capped at the main line. 8. A 15 -foot utility easement will be required for the new water mains, hydrants, and water meters within the property and any other private properties that the water main passes through. 9. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please referto 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. Sunset Highlands Mixed Use— PRE19-000173 August 22, 2019 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. The development is subject to applicable water system development charges (SDCs) 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 applicable City permit fees including plan review and inspection, water connections, cut and caps, and water quality and purity tests for the new water mains. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 12" concrete sewer flowing east to west north of the site in NE Sunset Boulevard. Reference Project File W WP2700167 in COR Maps for record drawings. There is also an existing 8" PVC sewer flowing from south to north in the western portion of the site. Reference Project File WWP27003995 in COR Maps for record drawings. This sewer is contained in an existing 20' sewer easement along the western property line. 2. The residential dwelling units and the commercial space shall be served by separate side sewers. All new side sewers shall be a minimum of 6". All side sewers shall flow by gravity to the main at a minimum slope of 2%. 3. Access to the existing sewer manhole (COR Facility ID MH 3619) and the proposed sewer manhole near the southwest corner of the property shall be maintained for City Maintenance Crews. A typical maintenance path requires a 20' clear access drive for City vehicles to drive to the structure. Alternative maintenance routes may be considered during plan review. 4. If a commercial kitchen is proposed in either commercial space, 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. 5. The development is subject to sewer system development charges (SDCs) for the new sewer services. The SDC for sewer service is based on the size of the domestic water service. The 2019 SDC for a sewer service with a 3/4" or 1" water meter is $3,100.00. The 2019 SDC for a sewer service with a 1-1/2" water meter is $15,500.00. SDCs are due at the time of construction permit issuance. 6. The development is subject to a Special Assessment District (SAD) fee. The site is located in the Honey Creek Sewer Interceptor SAD. The SAD fee for the proposed residential use is $250.00 per residential unit. The SAD fee for the commercial use will be based on domestic meter units. A 3/4" or 1" meter would be the equivalent of one unit ($250.00). If a larger meter is proposed for either commercial space, an equivalency based fee based on the flow the meter provides will be assessed. Sunset Highlands Mixed Use — PRE19-000173 August 22, 2019 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. The site currently undeveloped and is covered by trees and grass. The site gradually slopes away from NE Sunset Boulevard. There is a 12" concrete storm drain along the project along the NE Sunset Boulevard frontage. Reference Project File TED4003643 in COR Maps for record drawings. Honey Creek flows from east to west along the southern frontage of the site. 3. 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 Conditions). The site falls within the May Creek drainage basin. 4. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 5. Storm drainage improvements along the NE Sunset Boulevard frontage are required to conform to the City's street standards. New public and private storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 6. The project is in the May Creek basin. Honey Creek, a tributary stream to May Creek is located on and adjacent to the site. The FEMA 100 -year floodplain for this stream has not been delineated for this site. The project will need to establish the 100 -year floodplain elevation of Honey Creek on the site. A Minor Floodplain Study, as defined in Section 4.4.2.3 of the 2017 Renton Surface Water Design Manual, is required to determine the location of the floodplain and to determine if the project will have filling of the floodplain that would require compensatory storage. The report is also needed to verify that site improvements (on-site roadways and utilities) would not be impacted by flooding and that the lowest floor elevations of buildings in the floodplain are 1' above the 100 -year floodplain elevation. 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). The 2019 stormwater SDC is $0.72 per square foot of new impervious surface but not less than $1,800.00. SDCs are due at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS Sunset Highlands Mixed Use — PRE19-000173 August 22, 2019 1. The 2019 transportation impact fee is $4,836.31 apartment unit. The 2019 transportation impact fee for possible commercial uses is as follows: a. Convenience Market - $159.71 per square foot b. Fast Food with no Drive -Up - $102.14 per square foot c. Restaurant sit-down - $43.89 per square foot. Please consult the 2019 Development Fees Document on the City's website for a complete list of traffic impact fees. Traffic impact fees for each building are due at the time of building permit issuance for the respective building. 2. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with 5 lanes is 103'. The minimum paved roadway width for a principal arterial with 5 lanes is 66'. The paved roadway section consists of 4 —11' travel lanes, 1-12' center turn lane, and 2 — 5' bike lanes. A 0.5' curb, 8' planter, and 8' 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 90' for NE Sunset Boulevard adjacent to the site. A dedication of approximately 6.5' along the frontage would be required to meet the City's street standards. There is a 56' wide paved roadway with a 0.5' curb and 5' sidewalk along both frontages of the road. City staff has confirmed that the curb to curb width is adequate and would support a street modification to keep the existing curb to curb width. Conformance with the City's complete street standards would be required behind the curb line. An 8' planter and 8' sidewalk would be required. The existing curb may be required to be replaced in its current location. If 2' of clear space is not provided once the new street frontage improvements are installed in the current right of way limits, right of way dedication may be required. 3. The proposed drive aisle shall comply with the drive aisle standards found in RMC 4-4- 080. 4. The applicant shall submit a Trip Generation Report based on the project's use and trip generation data from the 91h Edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) with the site plan submittal. A Traffic Impact Analysis per City of Renton standards is required if the redevelopment generates new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 — 9:00) or PM (3:00 — 6:00) peak periods as determined by the Trip Generation Report. S. Per RMC 4-6-060, public street frontages along sites proposing more than four residential units are required to conform to the City's street lighting standards. A street lighting analysis and plan shall be submitted with the construction permit. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City's Restoration and Overlay requirements. Sunset Highlands Mixed Use — PRE19-000173 August 22, 2019 GENERAL COMMENTS 1. The fees listed are for 2019. 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 development fee schedule. 2. 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. 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 Cit is s now paperless. Please see http://rentonwa.gov/paperless/ for more information. -�� asn MMIN- —SGNVIHE),ASNe �. .