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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000250.pdf1 PRE-APPLICATION MEETING FOR U-Haul Moving and Storage PRE20-000250 CITY OF RENTON Department of Community & Economic Development Planning Division November 25, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov 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 RENTON REGIONAL FIRE AUTHORITY M E M O R A N D U M DATE: November 19, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: U Haul Storage Building 1. The preliminary fire flow is 4,500 gpm. A minimum of five fire hydrants are required. One within 150-feet and four within 300-feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300-feet also. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code. A looped water main is required around the building. 2. Fire impact fees are applicable at the rate of $0.15 per square foot of storage space. This fee is paid at time of building permit issuance. Credit will be granted for the square footage of the building removed. 3. Approved fire sprinkler and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. 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. 4. Fire department apparatus access roadways are required within 150 -feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 -ton vehicle and 75-psi point loading. Maximum roadway grading for fire access is 15 percent. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 18, 2020 TO: Alex Morganroth, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: U-Haul Moving & Storage PRE20-000250 I have reviewed the pre-application submittal for the U-Haul Moving & Storage facility at 453 Rainier Avenue N (KC Parcel ID: 4202401255). The applicant is proposing to remove a two-story commercial building and construct a four-story storage building with parking. WATER  Water service is provided by the City of Renton. The project site is located in the Valley 196 Pressure Zone.  The static water pressure at the street level is approximately 64 psi at an elevation of 48 feet.  Below is a summary of existing water mains located in the vicinity of the site: o There is an existing 12-inch main (Record Drawing: W-019907) located in Rainier Avenue S that can deliver approximately 4,800 gpm.  Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional Fire Authority (RRFA) to meet development standards: o Taylor Avenue NW, at southwest corner of project site (COR Facility ID HYD-NW-00086). o Rainier Ave N, at southeast corner of project site (COR Facility ID HYD-NW-00033)  There is an existing water service to the subject property. o 3/4-inch domestic water service with 1-inch meter 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 4,500 gpm, including the use of an automatic fire sprinkler system. Per City Code, a looped water main around the building is required when the fire flow demand exceeds 2,500 gpm. 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: 1. Installation of approximately 950 feet of a minimum 12-inch water main around building. 2. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the property. 3. A minimum 10-foot setback is required from the building foundation to the water main. 4. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 5. Installation of additional fire hydrants around the building as required by the Fire Authority. 4 6. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 7. Installation of a new commercial water service and meter for the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. a. 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 approved by the City Plan Reviewer and City Water Utility Department. 8. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. 9. The existing domestic service should be cut and capped at the water main. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. 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. 12. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 13. 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. A credit will be issued for any water service that is abandoned d. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* 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. e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. f. Final determination of applicable fees will be made after the water meter size has been determined. 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 8-inch sanitary sewer main (Record Drawing: S-007005) located in Rainier Ave N and along the east half of the southerly property line. 3. The existing side sewer(s) may be reused provided they are relined. Relining of side sewers will only be permitted after inspection of the side sewer by the Public Works Inspector. CCTV must be provided by the applicant/contractor for City review. The building side sewers will need to be cut and capped at the property line as part of the building demolition. 4. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 5. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 6. 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%. 5 7. The development is subject to a wastewater system development charge (SDC) fee. The 2020 SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1-inch meter install is $3,400.00 per meter. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. 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 the West Lake Washington – Seattle South Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site currently contains two buildings and there is an on-site stormwater conveyance system. There is an existing 12-inch piped conveyance system on Rainier Ave N that flows from south to north. The site contains regulated slopes, high erosion and seismic hazard areas. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. 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. 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. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 10. 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. 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 Rainier Ave N along the east property line(s). Rainier Ave N is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 103-105 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Per City code 4-6- 060, half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5 - 6 foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The amount of ROW dedication will be dependent upon final survey. 2. The proposed development fronts Taylor Ave NW along the West property line(s). Taylor Ave NW is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 32 feet (16 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. The amount of ROW dedication will be dependent upon final survey. 3. The new street intersection radius must be a minimum of 35’. 4. Street grades shall not exceed 15 percent. 5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. a. Ramps across new/existing curb ramps must be ADA compliant (upgraded) as well. 6. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. Driveways shall not be closer than 5-feet to any property line. 7. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 8. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. The transportation impact fee is based on the type of land use. Transportation impact fees are subject to change based on the year the building permit is applied for. a. A credit will be issued for the existing use that is being removed. The City does not have a transportation impact fee for the existing use. The fee credit will be calculated based upon the traffic data for the existing use from the latest edition of the ITE Trip Generation Manual. b. RMC 4-1-190.H allows for the applicant to prepare an independent fee calculation for the traffic impact fee. Please see this section of code for more information on the independent fee calculation requirements. 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. 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 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 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: 7 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). 6. Fees quoted in this document reflect the fees applicable in the year 2020 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 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 25, 2020 TO: Pre-Application File No. 20-000250 FROM: Alex Morganroth, Senior Planner SUBJECT: U-Haul Moving & Storage 453 Rainier Avenue N Parcel No. 4202401255 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 linked here and are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located on the west side of Rainier Avenue N, across from the Renton Municipal Airport and is addressed as 453 Rainier Avenue N (Parcel #4202401255). The project site totals 125,114 square feet (2.87 acres) and is currently used as a U-Haul truck rental facility and small self-storage warehouse. The proposal includes the removal of the existing self-storage building and construction of a new 92,856 square foot, four-story self-storage at the rear of the site. In addition, the proposal includes the rehabilitation of the existing retail sales facility adjacent to Rainier Ave N to an automotive accessory sales store. The applicant would continue to offer small vehicle rentals and large truck and equipment rentals. Access to the site would be provided via the existing driveway access off of Rainier Ave N. In addition, the applicant is proposing a secondary access point off of Taylor Ave NW. The Taylor Ave NW right-of-way (ROW) is located to the west of the project site. The section of ROW adjacent to the site is largely undeveloped. The improved portion of Taylor Ave NW extends from the southwestern corner of the project site to NW 4th St. Critical areas mapped on the site, via City of Renton (COR) Maps, include protected and sensitive slopes, a High Erosion Hazard, and a High Seismic Hazard. An uncategorized wetland is mapped off-site to the west. Current Use: The site is currently developed with a U-Haul truck rental facility and includes the following uses: vehicle storage, self-storage, vehicle rental (small), vehicle and equipment rental (small and large), indoor storage, and warehousing (according to applicant). The warehouse is proposed for removal as a part of the project. Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. The proposal includes the construction of a multi-story self-storage building with associated (accessory) retail and vehicle rental. The City’s Zoning Use Table RMC 4-2-060 allows self- service storage may be permitted with an approved Hearing Examiner Conditional Use Permit provided the self - service storage is a part of a mixed use development. Retail sales uses in the CN Zone are limited to: flowers/plants and floral supplies; mini-marts; crafts, including supplies and finished products; gift shops; specialty markets; and 9 other similar small scale, low-intensity commercial uses that serve nearby residents, as determined by the Community and Economic Development Administrator. Based on the application materials the accessory retail would not constitute a mixed use development. At least one additional use would be required to be added to the building to qualify as a mixed use development. Without an additional use, the self-service storage is not a permitted use in the zone. Large vehicle (vehicles weighing more than 10,000 lbs) and equipment rental is not permitted in the CA zone. Large vehicle rentals would not be considered accessory to the self-service storage use, as the self-service storage is not dependent upon the large vehicle rental for primary operations. In addition, neither vehicle storage nor warehousing are permitted uses on the site and would not be considered accessory to the self-service storage use. Small-vehicle (vehicles weighing less than 10,000 lbs) rental is permitted in the CA zone. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements (see below for sample standards under “Urban Design Regulations”). Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. 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. No dwelling units were proposed as a part of the project. Minimum Lot Size, Width and Depth – There are no minimum requirements lot width or depth within the CA zone. However, the minimum lot size in the CA zone is 5,000 square feet. The existing site area totals 125,114 square feet, which exceeds the minimum lot size requirement. 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 surface parking is proposed. The proposal appears compliant with lot coverage maximum. 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; and no rear or side yard setbacks unless the property abuts a residential zoned property, then a 15-foot setback is required. The proposed self-storage building appears to exceed the maximum 20-foot front yard setback requirements. The proposal should be revised to provide the required setback areas. Height – 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 FAR Part 77 airport height regulations limit the height on the project site to approximately elevation 92 at the northeastern most corner and 162 at the southwestern most corner of the project site. Compliance with building height and FAR Part 77 airport height requirements would be verified at the time of formal land use review. 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 manufacturing and other nonresidential developments a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 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 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 10 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. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. 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, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). When a commercial zoned lot is abutting a residential zone, a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. Surface parking lots with between 15 and 50 parking spaces are required to provide 15 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum of eight feet (8') in width and 12’ deep. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A 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 trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.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. Trees within critical areas and proposed public rights-of-way shall not contribute to the number of significant trees required to be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: 11 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. 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 taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three -foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking – The following table provides parking ratios for the self-storage and retail uses on the site. Use Ratio Retail Min: 2.5 spaces / 1,000 SF Max: 5.0 spaces / 1,000 SF Self-service storage Min/Max: 1 space / 3,500 SF. Maximum of 3 moving van/truck spaces is permitted Warehouses and indoor storage buildings Min/Max: 1 per 1,500 SF The parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 fee t; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking is required based on 10% of the required number of parking stalls. The bicycle parking provided for the proposed use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. 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. 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 4-4-080.F.8 and 9 for standard, structured, and compact space requirements and aisle width requirements. 12 Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet (30’). 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. 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. 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. 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. 13 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. Design review would be completed the during the formal land use process. Critical Areas: According to COR Maps, protected and sensitive slopes, erosion hazard, and a seismic hazard are mapped on the project site. A wetland is mapped off-site to the west. Due to the presence of geological hazards on the site a geotechnical report shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Development is prohibited on protected slopes. A critical areas protection tract is required for protected slopes and an additional 15-foot structure setback is required from the edge of the protected slope. A wetland is mapped off-site to the west of the project site. A wetland delineation and report would be required with the formal land use application. If impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. Wetland or buffer areas that extend onto the project site are required to be protected within a Native Growth Protection Easement (NGPE), which shall be recorded over the site prior to building permit issuance. Site Plan Review: The application would be subject to Site Plan Review with decisional criteria that includes onsite and offsite impacts related to structure scale and placement, circulation, landscaping, screening, views, natural features, infrastructure, and stormwater. The applicant would be required to submit a detailed narrative that addresses each of the Site Plan decisional criteria listed in RMC 4-9-200E. Environmental Review: Due to the construction of a new building greater than 4,000 sq. ft. and the presence of critical areas on the property, the project 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 a Hearing Examiner Conditional Use Permit, Site Plan Review, and Environmental (SEPA) Review. The site plan review and environmental checklist can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2021 Hearing Examiner Conditional Use Permit application fee is $3,300.00. The 2021 Site Plan Review fee is $3,800.00. The Environmental (SEPA) Review 2021 fee is $1,600.00. Any modification requests to code standards are $260.00 per modification. There is an additional 5% technology fee at the time of land use application.All fees are subject to change. Informational bulletins can be found in CED Forms on the City’s Digital Records Library on the City’s website at www.rentonwa.gov. The City requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300- feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. 14 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. Public Notice: A minimum of one Public Information Sign is required for a Conditional Use Permit or Site Plan Review application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). 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 2021 impact fees are as follows:  Fire Mitigation fee currently assessed at $1.25 per square foot of retail and $0.15 per square foot of storage. Credit would be granted for the removal of the existing storage warehouse.  A Transportation Mitigation Fee assessed based on the values outlined in the Institute of Transportation Engineers (ITE) manual. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to send a copy of the application materials via email prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov or 425-430-7219 before sending any documents associated with the project. Expiration: Upon conditional use permit and site plan approval, the conditional use permit and site plan approval is valid for two years with a possible two-year extension for good cause. It is the responsibility of the applicant to monitor the expiration date.