Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 20-000029.pdf1 PRE-APPLICATION MEETING FOR Tobin Logan Building PRE20-000029 CITY OF RENTON Department of Community & Economic Development Planning Division February 27, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7289, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: February 19, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Tobin Logan Building 1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required. One within 150- feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Fire flows over 2,500 gpm require looped water mains around the building. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit, $0.26 per square foot of office space and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. No charge for parking garage areas. Credit is due for the removal of one existing home. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are adequately served from the existing public street. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 21, 2020 TO: Alex Morganroth, Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Tobin Logan Building 518 S Tobin St PRE20-000029 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) 0007200041. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. The site is located within the City’s wellhead protection area zone 1 (one-year capture zone). 3. The static water pressure is approximately 70 psi at ground elevation of 34 feet. 4. There is an existing 12-inch water main located in Logan Ave S that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-0358 and W-0020). 5. There is an existing 12-inch water main located in S Tobin St that can deliver a maximum flow capacity of 5,000 GPM (see water plan No. W-0020). 6. There are two existing fire hydrants within 300 feet of the property. 7. There is an existing 3/4-inch water service to the existing residence at 518 S Tobin St. 8. 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, including the use of a fire sprinkler system, is 2,250 gpm. 9. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow.  A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main.  Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA may be located inside the building if the 4 location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall.  Installation of a separate water meter for the commercial portion of the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall.  Domestic water meters 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 ROW or within an easement on private property.  Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable.  Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall.  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. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC).  The existing ¾ inch domestic water services must be cut, capped and abandoned at the main line. 10. 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. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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 2019 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch meter, $22,000 per 1-1/2 inch meter, $35,200 per 2-inch meter and $70,400 per 3-inch meter.  Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter.  Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter. 5  A credit will be applied to the existing service if abandoned.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Logan Ave S (see record drawing S-211002). 3. There is an existing 15-inch gravity wastewater main located in S Tobin St (see record drawing S190102). 4. There are two existing 6-inch PVC side sewers to the parcel. 5. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re- used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub-terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. 7. A grease interceptor is required if there is a commercial kitchen. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The current sewer fee for is $3,400.00 per 1-inch meter, $17,000 per 1-1/2 inch meter, $27,200 per 2- inch meter, and $54,400 per 3-inch meter.  Final determination of applicable fees will be made after the water meter size has been determined.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Surface Water 1. There is an existing 24-inch stormwater main in the middle of Logan Ave S (see record drawing R-155408). 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Lower Cedar River drainage basin. The site falls within Zone 1 of the City’s Aquifer Protection Area (APA). In this zone open facilities, open conveyance systems, and BMP’s/facilities that rely on infiltration are prohibited. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6 5. 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. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. a. However, since the project is within Aquifer Protection Zone 1 and infiltrative BMP’s are not allowed, a soils report is not required. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance.  The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Logan Ave S to the east, S Tobin St to the south and private property on all other sides. a. Logan Ave S is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 15.5 feet will be required pending final survey. i. However, the transportation department has determined that the existing curb-curb width, approximately 44 feet, is sufficient. The City will support a modified frontage that includes a 44 foot paved road (22 feet each side), a 0.5 foot curb, an 8-foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 10.5 feet will be required pending final survey. b. S Tobin St is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Residential Access streets a minimum ROW width of 53 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 26 foot paved road (13 feet each side), a 0.5 foot curb, a 5 foot planting strip, an 8 foot sidewalk, and storm drainage improvements. i. However, the existing curb-curb paved width of approximately 40 feet shall be maintained. Therefor the City supports a modified frontage that includes a 40 foot paved road (20 feet each side), a 0.5 foot curb, a 5 foot planting strip, an 8 foot sidewalk and storm drainage improvements. Dedication of approximately 3.5 feet will be required pending final survey. 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 width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. d. There shall be no more than one driveway for each 165-feet of street frontage. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7 4. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City ’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2020 transportation impact fee for apartments is $4,836.31 per dwelling. b. The 2020 transportation impact fee for offices is $10.50 per square foot. c. The property contains one single family home; the developer will receive a credit for the existing home if it is demoed. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil 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 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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. 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 26, 2020 TO: Pre-Application File No. PRE19-000029 FROM: Alex Morganroth, Senior Planner SUBJECT: Tobin Logan Building 518 S Tobin 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 proposed project site is located at 518 S Tobin St (APN 0007200041). The site area is approximately 11,291 sf (0.26 acres). The property is located within the Center Downtown (CD) Zone and Urban Design District A. The applicant is proposing a six story, 37-unit multifamily (apartments) building with a mix of surface and structured parking. A total of 13 parking stalls is proposed. An existing single-family home on the lot would be demolished as part of the project. The ground floor would consist of the parking garage and a retail space. The other floors would consist of studio units with ranging from 282 sq. ft. to 476 sq. ft. with access via multiple stairways and an elevator. Access to the site is proposed via a driveway into the structured parking area off of S Tobin St. A Wellhead Protection Area Zone 1 and High Seismic Hazard Area are mapped on the project site. According to the applicant, no trees are located on the site. Current Use: The property has an existing single-family residence and detached garage. Both structures are proposed for removal. Zoning: The subject property and surrounding area is located within the Commercial Mixed Use land use designation and the Center Downtown (CD) zoning classification. Additionally, the site is within the Urban Design District A. For new attached residential construction, attached dwellings are permitted in the CD Zone, provided these uses are not located on the ground floor of buildings in the Downtown Business District. The subject property is not within the Downtown Business District, therefore attached residential uses are permitted on the ground floor. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” and the above-referenced overlay regulations effective at the time of complete application. Density – The minimum density required is 25 dwelling units per net acre (du/ac) but does not apply to development of a legal lot that was one-half acre or less in size as of March 1, 1995. The maximum density 9 allowed is 100 du/ac. Density may be increased to 150 du/ac as subjected to an Administrative Conditional Use approval. A proposal for 37 units on a 11,291 square foot lot would result in a gross density of approximately 142 du/ac (37 du / 0.26 acres = 142 du/ac). Based on a density of 142 du/ac, the proposal would not comply with the density standards for the CD zone. Therefore the applicant would need to either reduce the proposal by one unit or obtain a density bonus Administrative Conditional Use Permit. A site survey would confirm the actual amount of area for a density calculation required at Land Use application submittal. Ordinance 5965 is expected to be approved by the Renton City Council in March of 2020. The ordinance includes new criteria used to determine whether or not to issue a Conditional Use Permit for projects requesting a bonus density. 1. Comprehensive Plan: The proposed density increase shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. 2. Location: The surrounding street network contains sufficient capacity to accommodate pedestrian and vehicle traffic. Public transit shall be accessible to residents. 3. Diverse unit mix: The development shall not be limited to studio and/or one (1) bedroom units and shall provide a mix of bedroom counts to accommodate families with more than two (2) members. 4. Light and air: Units shall provide adequate access to light and air. Units shall abut the building’s exterior walls and contain windows. 5. Parking: The development shall provide adequate parking for residents and guests. As proposed, the proposal does not appear to meet all criteria necessary to obtain a Bonus Density Conditional Use Permit. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the CD zone. There is no minimum lot size in the CD zone. Lot Coverage – The CD zone does not have a maximum lot coverage percentage for buildings. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CD zone are as follows: No minimum front yard setback or minimum side yard setback. Maximum front yard is 15 feet for buildings 25 feet or less in height, and zero feet for that portion of a building over 25 feet in height. There is no minimum rear yard setback, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. Side yard setbacks are not required in the CD zone. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone. Building Height –The maximum building height allowed in the CD zone, when the property does not abut a property with Residential zoning is 95 feet, additional height may be gained through an approved Condition Use Permit. Building height is further restricted by the FAR Part 77 Objects Affecting Navigable Airspace. 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. Based on the City of Renton GIS mapping system, the FAR Part 77 Surface area is at an approximate elevation of 162 ft. – 182 ft. mean sea level (MSL) at this location. If the proposed structure is four stories in height or greater, or 60 feet or greater, the proposal would be required to obtain Hearing Examiner Site Plan approval. Dimensioned building elevations are required with the land use/building permit application submittals. Mixed Use Development Standards (RMC 4-4-150): 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. Commercial Area Requirement: Any development wherein dwelling units are proposed shall provide gross commercial square footage equivalent to fifty percent (50%) of the gross ground floor area of all buildings on site. 10 Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the building in conformance with the following standards: a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. 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; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Refuse and Recycling Areas – A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be pr ovided for refuse and recyclables deposit areas. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. In 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. See RMC 4-4-090 for additional information and standards. Also, the Urban Design Regulations require additional treatment to garbage enclosures. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Landscaping – New and existing development in the CD zone is exempt from all landscape regulations in RMC 4-4- 070 except for the subsection F.2. 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. Street trees and, at a minimum, groundcover shall be planted within planting strips based on the provisions of RMC 4-4-070F.2. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Refer to the City’s Approved Tree List and spacing standards available through the Department of Community and Economic Development and on the City’s website. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Structured parking like a portion of the parking proposed would not require perimeter or interior parking landscaping due to access to the parking stalls. However, the stalls outside are classified as surface parking and therefore is required to comply with the surface lot landscaping standards in RMC 4 -4-070, and the locational standards as noted below under Access & Location of Parking Stalls . When a commercial zoned lot is abutting a residential zone, a 15’ foot wide partially sight -obscuring landscaped visual buffer, or 10’ wide fully sight-obscuring landscaped visual buffer is required along the common property line. Based on the submitted documents, it is difficult to determine whether or not the buffer requirement would be met. Compliance with the buffer requirement would be reviewed at the time of land use application review. Please refer to landscape regulations (RMC 4-4-070) 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 at the time of application for Hearing Examiner Site Plan Review. 11 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 and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. 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 independent review of any land use application that involves tree removal and land clearing at the City's discretion. Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan if proposed. See RMC 4-4-040 for fence and retaining wall regulations. Retaining walls shall be composed of brick, rock, texture 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 the retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-0040) for additional information. Parking – Regulations pertaining to parking can be found at RMC 4-4-080. The following vehicle parking ratios apply to the proposal: Use Number of Spaces Attached Dwellings: A minimum and maximum of 1 per unit. Convalescent center, drive-through retail, drive- through service, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters, entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses: These uses follow the standards applied outside the Center Downtown Zone. All commercial uses allowed in the CD Zone except for the uses listed above: A maximum of 1 space per 1,000 square feet of net floor area, with no minimum requirement. Modifications for less or more than one space per residence can be applied for. Structured parking stalls shall be a minimum of 8’4” x 15-feet. Compact spaces shall be minimum 7’6” x 12-feet. Compact stalls shall not account for more than 50 percent of the required parking spaces Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. ADA accessible stalls must meet current minimum width and length standards. 12 The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. One ADA stall is required where 1 to 25 standard vehicle stalls are required as with this proposal. The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080F.11.b for complete information regarding bicycle parking standards. Based on a proposal of 37 attached residential units, a total of 19 bicycle stalls would be required. Bicycle parking must be shown on the land use application submittal materials. 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. Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.1 for further general and specific bicycle parking requirements. The applicant will be required to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site at the time of formal land use application. Access & Location of Parking Stalls – Access to the parking lot under the residential structure would be via an entrance off of S Tobin St. All parking shall be provided in the rear portion of the yard (or equivalent), with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off-site or subject to a joint parking requirement. The parking as currently design would face S Tobin St., which would not be permitted. Urban Design Regulations - The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘A’ Regulations. The following is a general overview of the regulations. The applicant should note that the building’s ground-floor structured parking will need to incorporate aesthetic treatments and not contain traditional elements associated with parking structures (i.e. blank walls, use of single material such as concrete, etc).  The building shall be oriented to the street with clear connections to the sidewalk. The primary entry shall also be oriented to the street and made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting.  Buildings with residential uses located at the street level shall be: o Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or o Have the ground floor residential uses raised above street level for residents’ privacy  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. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level.  The primary entrance shall be prominent, visible from the street, connected by a walkway to the sidewalk, and include human-scale elements.  Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated.  At least one of the following design elements shall be used to promote a transition to surrounding uses: o Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 13 o Building articulation to divide a larger architectural element into smaller increments; or o Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development.  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. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility.  Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded.  Common open space and/or recreation areas at a minimum of fifty (50) square feet per unit shall be provided. Courtyards, plazas, upper level common decks, recreation facilities, children’s play spaces qualify. Common open space does not include driveways, private balconies or sensitive area buffers without access links. See RMC 4-3-100E4 for more information.  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. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area.  Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area.  Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 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). Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted.  Building roof lines must be varied along the entire roof. The building must contain at least one of the following: (1) Extended parapets, (2) feature elements projecting above parapets, (3) project cornices, or (4)pitched/sloped roofs.  All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. 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.  Structured Parking Garages (applicable to ground floor garage proposed) o Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. o The entire public facing facade shall be pedestrian-oriented. The Administrator may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. 14 o Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials o The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. o Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. o The Administrator may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a. Ornamental grillwork (other than vertical bars) b. Decorative artwork; c. Display windows; d. Brick, tile, or stone; e. Pre-cast decorative panels; f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard. Critical Areas: The City’s mapping database (COR Maps) identifies the site is located in the Wellhead Protection Area Zone 1 and High Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site shall be prepared and submitted with the land use application. The analysis should assess soil conditions and detail construction measures to assure building stability. Due to the location of the project site in a Wellhead Protection Area Zone 1, a fill source statement would be required if any offsite fill is brought into the site. Environmental Review: The scope of the project exceeds State Environmental Policy Act (SEPA) exemption thresholds set forth in WAC 197-11-800 (proposal includes more than 9 units), therefore an environmental checklist must be submitted with the land use application. An environmental threshold determination would be issued by the Renton Environmental Review Committee prior to the public hearing on the proposal. Permit Requirements: The proposal would require Hearing Examiner Site Plan Approval as the project is greater than four stories or 60-feet in height and an Administrative Conditional Use Permit approval to increase the density over 100 du/ac. The site plan application, conditional use permit, and Environmental (SEPA) Review can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2020 Hearing Examiner Site Plan Review application fee is $3,700.00. The Hearing Examiner Conditional Use Permit application is $3,080.00. The application fee for SEPA Review (Environmental Checklist) is $1,580.00. 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. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” 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 and building 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 15 open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300- feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. Impact Fees: In addition to the applicable building and construction fees, the following 2020 impact fees would be required prior to the issuance of building permits. • Fire Impact Fee currently assessed at $964.53 per new multifamily unit; • Transportation Impact Fee assessed at $4,836.31 per new multifamily unit; • Renton School District Impact Fee currently assessed at $6,877.00 (+5% admin fee) per new multi-family unit. • Parks Impact Fee currently assessed at $2,676.89 per new multi-family unit. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Alex Morganroth, Senior Planner at 425-430-7219 for an appointment. Expiration and Extensions: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension.