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HomeMy WebLinkAboutPRE20000010_Meeting SummaryPREAPPLICATION MEETING FOR O’Reilly Auto Parts PRE 20-000010 CITY OF RENTON Department of Community & Economic Development Planning Division January 30, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7388, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, 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 formal submittal. 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: January 24, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: O’Reilly’s Auto Part 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants is required. One within 150-feet and one within 300-feet of the building. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150- feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 4. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equivalent is required. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 23, 2020 TO: Jill Ding, Senior Planner FROM: Jonathan Chavez, Plan Reviewier SUBJECT: O’Reilly Auto Parts 4225 NE 4th St PRE20-000010 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) 9374000400. The following comments are based on the pre-application submittal made to the City of Renton by the applicant: WATER 1. Water service is provided by the City of Renton. The site is within the Highlands service area in the 565’ hydraulic pressure zone. The approximate static water pressure is 75 psi at a ground elevation of 392’. 2. There is an existing 8-inch City water main located in NE 4th Street and Whitman Court NE (see Water plan no. W-0240 and W-3111). There is an 8-inch City water main which has been extended into the subject property as part of the Whitman Court PUD (see Water plan no. W-3775). This line may need to be relocated due to the proposed building location. 3. Installation of off-site and on-site fire hydrants may be 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). Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. Approximately 45’ northwest of the southeasternmost property corner. b. Approximately 20’ northeast of the southeasternmost property corner. 4. Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already equipped with one. 5. The following services are located within or adjacent to the subject property: a. There is an existing 1-inch irrigation line and meter within the property that was installed as part of the Whitman Court project (W-3775). O’Reilly Auto Parts – PRE20-000010 January 23, 2020 Page 2 of 5 b. There is an existing 1-inch domestic water service line a meter setter only (no meter) within the property that was installed as part of the Whitman Court project. c. There is an existing 1-inch city-irrigation meter near the northeast corner of the property, in City ROW. 6. Installation of a fire sprinkler stub with a backflow prevention assembly DCDA (Double Check Detector Assembly) for the fire sprinkler system to the building. The DCDA shall be installed in an underground vault per Renton Standard Plan No. 360.2. The DCDA may be installed inside the building sprinkler room however the interior location of the assembly must be pre-approved by the Water Utility. 7. Installation of a larger domestic water meter or additional water meters may be required. The applicant shall verify the size of the required water service line and meter to the proposed development. Meter sizing shall be per Uniform Plumbing Code, Chapter 6. A reduced pressure backflow assembly (RPBA) will be required behind the domestic meter. The RPBA shall be installed per City of Renton standard plan no. 350.2. 8. A 15-ft wide utility easement is required for all on-site water mains, hydrants, meters and related appurtenances. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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 2020 Development Fees Document on the City’s website. 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 $4,400.00 per meter, 1-1/2 inch meter is $22,000.00 and a 2-inch meter is $35,200.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* (* indicates a 5% technology fee to be added to the fee) per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. 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. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 24-inch PVC gravity wastewater main located in NE 4th Street (see City plan no. S-0503). There is an 8-inch City sewer main which has been extended into the subject property as part of the Whitman Court PUD (see City plan no. S-3775). This line will need to be relocated based on the current proposed building location. 3. There is an existing 6” sewer service for this parcel. 4. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. O’Reilly Auto Parts – PRE20-000010 January 23, 2020 Page 3 of 5 5. If floor drains are required by the Building Department, they will be required to drain through an oil/water separator outside the building footprint, within the side sewer. 6. The development will need to obtain a side sewer permit to connect into the existing 6-inch side sewer stub installed as part of the Whitman Court development. The 2020 side sewer permit fee is $375.00* for each connection. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee is $3,400.00 for a 1-inch meter, $17,000 for a 1-1/2 inch meter, $27,200 for a 2-inch meter, and $54,400 for a 3-inch meter. A redevelopment credit of the wastewater system development charges paid as part of the Whitman Court construction permit, in the amount of $2,242.00, will be applied if the sewer meter size is required to increase beyond the 1-inch meter approved as part of the Whitman Court development. SURFACE WATER 1. The project shall tie-in to the existing storm water detention pond and water quality treatment which was designed and installed as part of the Whitman Court development, which included the commercial space (Lot 40) in the design calculations for the storm water facilities. Under the current proposal, Applicant will need to show how they propose to relocated the existing on-site storm system. 2. A geotechnical report, dated December 16, 2013, completed by Associated Earth Sciences, Inc., for the site was provided with the approved TIR for the Whitman Court development. Geotechnical recommendations presented in the report shall be followed as part of the proposed development. 3. A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 1, 2014, was submitted by ESM Consulting Engineers, LLC, with the Land Use Application. Applicant will need to provide verification that the proposed project complies with the approved design and construction of the storm water facilities as represented in the approved TIR and as-built drawings. 4. The Applicant’s current building layout conflicts with existing utilities installed as part of the Whitman Court project. Applicant shall ensure that no building or structures shall be designed and built over these utilities or provide a new utility design that routes utilities away from the building footprint. 5. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area matching Forested Site Conditions and is within Lower Cedar River Drainage Basin. 6. There is an existing storm drainage system in NE 4th Street (see City plan no. SW-3111). There are storm water mains located in the development site installed as part of the Whitman Court project (see City plan no. SW-3775). Runoff from the site flows into the conveyance system within the site and into the detention/wet pond located to the south of the subject property. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. Erosion control measures to meet the City requirements shall be provided. 9. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. O’Reilly Auto Parts – PRE20-000010 January 23, 2020 Page 4 of 5 10. The development will need to obtain a construction permit for new surface water service to connect into the drainage system installed as part of the Whitman Court development. The surface water permit fee is $375.00*. 11. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. The proposed development fronts NE 4th Street along the north property line(s). NE 4th Street is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 92 feet. The proposed development fronts Whitman Court NE along the east property line(s). Whitman Court NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 53 feet. Full frontage improvements and right-of-way dedication was completed as part of the Whitman Court development. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed thirty feet (30'). 3. A traffic impact analysis is required when 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. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. The transportation impact fee is based on the type of land use. Applicant’s traffic consultant shall propose an appropriate impact fee for the proposed use for the City to review. Transportation impact fees are subject to change based on the year the building permit is applied for. 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. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil O’Reilly Auto Parts – PRE20-000010 January 23, 2020 Page 5 of 5 Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 7. Fees quoted in this document reflect the fees applicable in the year 2019 only and 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 30, 2020 TO: Pre-Application File No. PRE20-000010 FROM: Jill Ding, Senior Planner SUBJECT: O’Reilly Auto Parts 4225 NE 4th St 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 online at www.rentonwa.gov Project Proposal: The subject property consists of one parcel (APN 937400-0400) located at the southwest corner of the intersection of NE 4th St and Whitman Ct NE in the commercial pad of the Whitman Court Final Planned Urban Development (LUA14-001044). The subject site is 0.73 acres (31,865 sf) and is zoned Commercial Arterial (CA). The proposal is to develop the site with a 7,396 square foot retail building for O’Reilly Auto Parts. The building would face NE 4th Street with surface parking including 27 spaces on the west and south side of the building. Access would be provided via two existing driveways, one at the northwest corner of the site and one at the southeast corner of the site. The existing site was previously approved for a 2,657 square foot commercial bank (Lot 40). Wellhead Protection Area Zone 2 is mapped on the project site. Current Use: Currently the site is vacant of structures and serves as a commercial pad of the Whitman Court Final Planned Urban Development. 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) and any modified standards as approved under the Whitman Court Final PUD. Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. Retail is a permitted use in the CA zone. The property is located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of O’Reilly Auto Parts Preapplication Meeting January 30, 2020 landscaping, building design, signage and street furniture. Design elements are listed in RMC 4-3-100 for District ‘D’. Density: The minimum density permitted in the CA zoning designation is 10 units per net acre and the maximum density is 60 units per net acre in the Highlands Community Planning Area. Whitman Court PUD Phase 1 consisted of 4 multi-family residential structures resulting in a density of 11.4 du/ac and one commercial building. Density for Whitman Court PUD Phase 1 meets the density of the CA zone. Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. The proposal is not altering the overall lot size which is 0.73 acres and complies with the minimum standard for the zone. 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. There is no maximum impervious surface coverage for the zone. The applicant submitted a preliminary site plan with a 7,396 square feet structure. The building coverage would be roughly 23 percent (23%) of the 31,865 square foot site which would comply with the minimum lot coverage standard for the zone. 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 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 20-foot maximum front yard setback; 15 feet minimum for the side yard along a street, the minimum setback may be reduced to 0 feet through the site plan review process, provided blank walls are not located within the reduced setback; a 20-foot maximum side yard along a street; no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal includes a 13-foot setback from Whitman Court NE, the proposal shall be revised to provide the required 15-foot setback. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. Building Height: The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures with a residential component. The submitted materials identify a one-story structure, which it is anticipated would comply with the 50-foot maximum height requirement for the CA zone. 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. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. 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 five (5) square feet per every 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 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. The minimum area for a 7,396 sf retail building is less than 100 sf where a minimum of 100 sf is required. Compliance O’Reilly Auto Parts Preapplication Meeting January 30, 2020 with the refuse and recyclable deposit area standards would be verified during the formal land use review process. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. The location of the proposed refuse and recyclable area is located 5 feet from the east property line along Whitman Ct NE or within the 15 feet minimum setback required for the side yard along a street. A conceptual site plan meeting the requirements of RMC 4-4-090C.2, shall be submitted with a land use application. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. The architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure on the site as determined by the Development Services Division Director through Site Plan review. Landscaping: 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, except where reduced through the site plan development review process. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Please refer to landscape regulations for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted with a land use application and a detailed landscape plan and landscape analysis shall be submitted with a building permit application. Significant Tree Retention: There are no significant trees on Lot 40. Tree retention was reviewed under the Whitman Court PUD. There are 16 trees on site of which all would be removed and replaced. The applicant would be required to comply with any conditions and/or retention as required under the original application. For example More than 50, 2-inch caliper trees were proposed as replacement trees onsite and Condition #38 requires that all utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. See Hearing Examiner Decision and approved Landscape Plan for LUA14-000295 ECF, PP, PPUD for more information. Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” The following ratios would be applicable to the site: O’Reilly Auto Parts Preapplication Meeting January 30, 2020 Parking Type Area Ratio Required Spaces Retail 7,396 sf A minimum and maximum of 2.5 per 1,000 square feet of net floor area Minimum and maximum of 18 stalls are required. The applicant is proposing approximately 27 parking spaces per the submitted site plan, which is more than the 18 spaces permitted. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25% allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details:  Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) gross square feet in size. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. Bicycle parking is required based on PUD. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Access would be provided via the looped private access driveway that is looped from NE 4th St to Whitman Ct NE. The submitted materials identify use of the existing access from Whitman Ct PUD. Access would be provided via two existing driveways, on at the northwest corner of the site and one at the southeast corner of the site. The location of ingress and egress driveways shall be subject to approval of the Planning/Building/Public Works Department. The Design District limits the number of driveways and curb cuts, so that pedestrian circulation along th e sidewalk is minimally impeded. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. O’Reilly Auto Parts Preapplication Meeting January 30, 2020 Signs: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review which is different than building permit review. There are specific commercial sign regulations in RMC 4-4-100E.5.a “Business Signs – General.”  Freestanding, Ground, Roof and Projecting Signs: Each individual business establishment may have only one sign for each street frontage of any one of the following types: Freestanding, roof, ground, projecting or combination. Each sign shall not exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot of property frontage which the business occupies up to a maximum of three hundred (300) square feet; or if such sign is multi- faced, the maximum allowance shall not be more than three hundred (300) square feet. However, a maximum of one-half (1/2) of the allowed square footage is allowed on each face.  Signs within the Urban Design Area, Maximum Height of Freestanding Signs: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure.  Wall Signs: Wall signs are permitted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is applied.  Small Parking and Traffic Control Signs: Parking and traffic control signs two (2) square feet or less on private property are allowed without a sign permit. Lighting: New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the building permit submittal. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations.  A primary entrance of each building shall be located on the façade 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.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  On any façade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground.  Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100I.5.f): extended parapets; feature elements projecting above parapets; projected cornices; pitched or sloped roofs.  Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the formal land use review process. O’Reilly Auto Parts Preapplication Meeting January 30, 2020 Critical Areas: Based on City of Renton Critical Areas Maps, the site is located within the wellhead protection area zone (Zone 2). If any fill is proposed, a fill source statement would be required. A geotechnical analysis for the site may be required. The analysis would need to assess soil conditions and detail construction measures to assure building stability. 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 proposal would be subject to Environmental (SEPA) Review as it includes the construction of a new commercial building over 4,000 square feet in area. Permit Requirements: The proposed project would require Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 6-8 weeks. The application fees would total $4,431 ($2,640 Site Plan Review + $1,580 SEPA Review + $211 technology fee = $4,431), all fees are subject to change. Any modifications requested would require an additional $250 fee. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. 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. Public Notice: The applicant will be required to install a public information sign on the property. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2019 fees for are as follows:  Fire Mitigation fee currently assessed at $1.25 per sf for retail.  Transportation Mitigation Fee assessed based on the rate in effect in the ITE manual. A handout listing Renton’s development-related fees is available on the City of Renton website for your review.