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HomeMy WebLinkAboutPRE21000234_Meeting SummaryPREAPPLICATION MEETING FOR Benson and Petrovitsky Redevelopment PRE 21-000234 CITY OF RENTON Department of Community & Economic Development Planning Division July 22, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: 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 formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: June 29, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Benson & 176th St SE 1. The preliminary fire flow is 2,000 gpm. A minimum of one hydrant is required within 150- feet of each structure and one additional hydrant is required within 300-feet of each structure. A water availability certificate is required from Soos Creek Water District . Existing fire hydrants that meet these criteria can be used to satisfy the requirements. 2. Fire impact fees are applicable at the rate of $0.26 per square foot of commercial office space and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. Credit will be granted for the area of total buildings removed. 3. Approved fire alarm systems are required throughout all buildings of 3,000 square feet or more. Separate plans and permits required by the fire department. Fully addressable and full detection is required for the fire alarm system. Fire sprinklers are not required in the proposed buildings. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on-site roadways. Required turning radiuses are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: 07/13/2021 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: Benson & Petrovitsky Commercial Redevelopment 17426 108th Ave SE & 10810, 10828 SE Petrovitsky Rd PRE21-000234 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) 292305-9017, 9095 and 9110. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. A copy of the water main improvements plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the Renton Regional Fire Authority as part of the review of the project plans. 4. The site is located outside of an Aquifer Protection Area. Benson & Petrovitsky redevelopment PRE21-000234 July13, 2021 Page 2 of 8 SEWER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. An oil/water separator will be required for connecting any covered parking to sewer. 4. A grease interceptor is required if there is a commercial kitchen. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. 5. If any of the existing buildings on the site are served by private on-site septic systems, the septic systems shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. The current 2017 City of Renton Surface Water Design Manual (RSWDM) can be accessed from the City of Renton website. 2. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions. The site falls within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. The Figure 1.1.2.A should be included in the drainage report submitted with the land use application. The site is located outside of any Aquifer Protection Zone area. 3. The existing site topography slopes from south-east to north-west. There is a small portion of regulated slope near the north property line of 10828 SE Petrovitsky Road. There is existing private on-site stormwater conveyance connection from 10810 SE Petrovitsky Road, and 10828 SE Petrovitsky Road to the existing 12-inch diameter corrugated metal pipe stormwater main (Facility ID 118859) in their SE Petrovitsaky Road frontage. There is an existing 12-inch diameter concrete stormwater main in both 108th Ave SE frontage and SE Petrovitsky Road frontage of 17426 108th Ave SE. 4. 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. 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 for the Benson & Petrovitsky redevelopment PRE21-000234 July13, 2021 Page 3 of 8 commercial project. 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. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of flow control 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 report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on- site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. 8. Erosion control measures to meet the City requirements shall be provided. 9. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 10. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online in the City of Renton website. 11. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but not less than $2,000.0. 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. The fee information for City permits that will be issued in 2019 is available online from the City of Renton Fee Schedule TRANSPORTATION 1. Street and frontage requirements: The proposed development site has frontage on SE Petrovitsky Road (176th St SE) and on 108th Ave SE ( Benson Road/ SR 515). • SE Petrovitsky Road (176th St SE) is a five lane Principal Arterial. Per the King County Assessor map, the existing half street ROW width on the site frontage is approximately 30 feet. Per Renton Municipal Code (RMC) 4-6-060, the minimum ROW width required on a five lane principal arterial is 103 feet. However, Transportation Division has preliminary plan along SE Petrovitsky Rd, which will require street frontage improvements including an additional 11-feet wide right- turn only lane, a 0.5-foot wide curb, an 8-foot wide landscaped planter, a 12-foot wide ped/ bike path, and a 2-foot clear area from back of the path to the new ROW Benson & Petrovitsky redevelopment PRE21-000234 July13, 2021 Page 4 of 8 line. The street and frontage section will require varying ROW dedication along the frontage of the 3 parcels. The ROW dedication width of approximately 33.5 feet (subject to final survey) in front of parcel 10810 SE Petrovitsky Road and varying ROW dedication if the frontages of parcels 17426 108th Ave SE and 10828 SE Petrovitsky Road. ROW dedication and street frontage improvements are required to be provided by the developer. A street section showing and labelling the existing ROW line, centerline of ROW, ROW dedication, centerline of pavement, pavement width, showing and labelling all the street frontage elements and widths should be included with the land use application. • The access from SE Petrovitsky Rd will be restricted to right-in right-out only access (no left turns). C-curbing will be required to be provided on SE Petrovitsky Road to prevent left turns to the site access. • 108th Ave SE (Benson Road/ SR 515) - is a Principal Arterial. Per King County Assessor map, the existing half street ROW width on the site frontage is approximately 45 feet. Street frontage improvements in the Transportation Division preliminary plan, on the east side of 108th Ave SE/Benson Rd/SR 515, include roadway widening to provide an 11-foot wide acceleration lane, and a 0.5-foot wide curb with a gutter. An 8-foot wide landscaped planter, 8-foot wide sidewalk, and 2 - foot clear width back of sidewalk are street frontage improvements per RMC 4-6- 060. ROW dedication of varying width (width also depends on the status of the billboard) will be required in front of parcel 2923059110 to accommodate these frontage improvements. The Transportation Division plan also includes driveway access for this parcel. ROW dedication and street frontage improvements are required to be provided by the developer. A street section showing and labelling the existing ROW line, centerline of ROW, ROW dedication, centerline of pavement, pavement width, showing and labelling all the street frontage elements and widths should be included with the land use application. • The access from 108th Ave SE to this site will be restricted to right-in right-out only (no left turns). The existing C-curbing on Benson Rd/SR 515 will be retained to prevent left turns in to and out of the site access. 2. A minimum intersection radius of 35 feet is required at the intersection SE Petrovitsky Road (176th St SE) and on 108th Ave SE (Benson Road/ SR 515). 3. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit for the project and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 4. Property corner dedication meeting City code is required to be provided. 5. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. Benson & Petrovitsky redevelopment PRE21-000234 July13, 2021 Page 5 of 8 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. Traffic study guidelines are included with the pre- application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 9. Payment of the transportation impact fee is applicable on the buildings at the time of building permit and is based on the type of use of the building. The transportation impact fee information for City permits that will be issued in 2021 are available from the City of Renton Fee Schedule available online in the City of Renton website. The fee is subject to change and the transportation impact fee that is current at the time of building permit application will be applicable. GENERAL COMMENTS 1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along property frontage and within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS FOR NEW DEVELOPMENT A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. The developer shall select a registered professional engineer with adequate experience in transportation planning and traffic engineering. Upon request, the Public Works Department will offer potential candidates. The analysis shall incorporate the following elements in the suggested format: Introduction: The introduction should, in a narrative fashion with graphics where appropriate to enhance the text, describe the proposed development (including proposed time frame), establish study area boundaries (study area should include all roadways and intersections that would experience a 5% increase in peak hour traffic volumes as a result of the proposed development), describe existing and proposed land uses within the study area, and describe the existing transportation system to include transit routes, roadway and intersection conditions and configuration as well as currently proposed improvements. Roadways and intersections to be analyzed will be determined through coordination with the Public Works Department and Community Development staff. Site Generated Traffic Volumes: The analysis should present a tabular summary of traffic generated from the proposed development listing each type of proposed land use, the units involved, trip generation rates used (to include total daily traffic, AM peak hour and PM peak hour) and resultant trip generation for the time periods listed. The trip generation information provided in the traffic impact study must be based on the current edition of the ITE Trip Generation book. Site Generated Traffic Distribution: The distribution of site-generated traffic should be presented by direction as a percentage of the total site generated traffic in a graphic format. The basis for the distribution should be appropriately defined. Site Generated Traffic Assignment: A graphic presentation should be provided illustrating the allocation of site-generated traffic to the existing street network. The presentation should include Average Daily Traffic (ADT) and AM-PM peak hour directional volumes as well as turning movements at all intersections, driveways, and roadways within the study area Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed Development: The report should include graphics, which illustrate existing traffic volumes as well as forecasted volumes for the horizon year of the proposed development. Forecasted volumes should include a projected growth rate and volumes anticipated by pending and approved developments adjacent to the proposed development. If the development is multi-phased, forecasted volumes should be projected for the horizon year of each phase. The site-generated traffic should then be added to the horizon year background traffic to provide a composite of horizon year traffic conditions. Condition Analysis: Based upon the horizon year traffic forecasts with the proposed development, a level of service (LOS) analysis should be conducted at all intersections (including driveways serving the site). Based upon this analysis, a determination should be made as to the ability of the existing and proposed facilities to handle the proposed development. The level of service (LOS) analysis technique may include any of the commonly accepted methods. An analysis should be made of the proposed project in light of safety. Accident histories in close proximity to the site should be evaluated to determine the impact of proposed driveways and turning movements on existing problems. Mitigating Measures: Based upon the results of the previous analysis, if it is determined that specific roadway improvements are necessary, the analysis should determine what improvements are needed. If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage, these methods are acceptable. Any proposed traffic signals should be documented with an appropriate warrant analysis of conditions in the horizon year with the development. Traffic signals should not be contemplated unless they meet warrants as prescribed in the Federal Highways “Manual on Uniform Traffic Control Devices”. Proposed traffic signals shall provide coordination programs to compliment the system. Any modifications necessary to insure safe and efficient circulation around the proposed site should be noted. Conclusions: This section should serve as an executive summary for the report. It should specifically define the problems related directly to the proposed developments and the improvements necessary to accommodate the development in a safe and efficient manner. A draft report shall be presented to the Development Services Division so that a review might be made of study dates, sources, methods, and findings. City Staff will then provide in writing all comments to the developer. The developer will then make all necessary changes prior to submitting the final report. H:\CED\Development Services\Development Engineering\TIA GUIDELINES Benson Petrovitsky Redevelopment– PRE21-000234 7/25/2021 Page 8 of 8 Page 8 of 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 15, 2021 TO: Pre-Application File No. PRE21-000234 FROM: Jill Ding, Senior Planner SUBJECT: Benson & Petrovitsky Redevelopment 17426 Benson Dr S, 10811 & 10828 SE Petrovitsky Rd (Parcel Nos. 2923059110, 2923059095, and General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The subject property consists of three parcels located at the northeast corner of the intersection of Benson Dr S/108th Ave SE and SE Petrovitsky Rd. The subject site is 1.67 acres (72,587 sf) and is zoned Commercial Arterial (CA). The proposal is to develop the site with a 4,500 sq. ft. retail building and a 3,000 sq. ft. bank with 66 surface parking spaces. Access would be provided via two curb cuts, one off of Benson Dr S/108th Ave SE and the other off of SE Petrovitsky Rd. No critical areas are mapped on the project site. Current Use: Currently the site is developed with a former fire station. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. Retail and Onsite Services are permitted uses in the CA zone. The property is located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Design elements are listed in RMC 4-3-100 for District ‘D’. Benson & Petrovitsky Redevelopment Preapplication Meeting July 15, 2021 Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. Each of the three lots exceeds the minimum lot size required of 5,000 sq. ft. If the proposal is to be developed as one project site, a lot combination would be required to remove the existing lot lines. Lot Coverage: The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There is no maximum impervious surface coverage for the zone. The proposal would result in a total building footprint of 7,500 sq. ft., which results in a lot coverage of 10 percent, which is less than the 65 percent maximum coverage allowed. 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; a 20-foot maximum front yard setback; 15 feet minimum for the side yard along a street; a 20-foot maximum side yard along a street; no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal includes a 10-foot setback from the front and secondary front property lines, the proposal shall be revised to provide the required 15-foot setback. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. Building Height: The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures with a residential component. The submitted materials did not include building elevations, therefore staff was unable to verify compliance with the building height requirements for the CA zone. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments, a minimum of five (5) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. The minimum area for a 7,396 sf retail building is less than 100 sf where a minimum of 100 sf is required. Compliance with the refuse and recyclable deposit area standards would be verified during the formal land use review process. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. A conceptual site plan meeting the requirements of RMC 4-4-090C.2, shall be submitted with a land use application . Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. The architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent Benson & Petrovitsky Redevelopment Preapplication Meeting July 15, 2021 with the design of the primary structure on the site as determined by the Development Services Division Director through Site Plan review. Landscaping: All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees as identified in this Section. Interior parking lot landscaping dimensions are stipulated in subsection H5 of this Section. Minimum landscape area shall be provided as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space Please refer to landscape regulations for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted with a land use application and a detailed landscape plan and landscape analysis shall be submitted with a building permit application. Significant Tree Retention: 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 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Benson & Petrovitsky Redevelopment Preapplication Meeting July 15, 2021 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 or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” The following ratios would be applicable to the site: Parking Type Area Ratio Required Spaces Retail 4,500 sf A minimum and maximum of 2.5 per 1,000 square feet of net floor area Minimum and maximum of 11 stalls are required. Bank 3,000 sf A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area Minimum of 8 spaces and a maximum of 15 spaces are required Drive-through retail or services The drive-through facility shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per window are required unless otherwise determined by the Community and Economic Development Administrator. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. 5 stacking spaces are required if a drive-through is proposed. The proposal would require a minimum of 19 spaces and a maximum of 26 spaces. The proposal for 66 spaces exceeds the maximum number of spaces permitted. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25% allowance, a request for a parking modification would need to Benson & Petrovitsky Redevelopment Preapplication Meeting July 15, 2021 be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: ▪ Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Access is proposed via two curb cuts, one off of Benson Dr. S/108th Ave SE and the other off of SE Petrovitsky Rd. 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. Signs: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review which is different than building permit review. There are specific commercial sign regulations in RMC 4-4-100E.5.a “Business Signs – General.” ▪ Freestanding, Ground, Roof and Projecting Signs: Each individual business establishment may have only one sign for each street frontage of any one of the following types: Freestanding, roof, ground, projecting or combination. Each sign shall not exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot of property frontage which the business occupies up to a maximum of three hundred (300) square feet; or if such sign is multi- faced, the maximum allowance shall not be more than three hundred (300) square feet. However, a maximum of one -half (1/2) of the allowed square footage is allowed on each face. ▪ Signs within the Urban Design Area, Maximum Height of Freestanding Signs: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. ▪ Wall Signs: Wall signs are permitted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is applied. ▪ Small Parking and Traffic Control Signs: Parking and traffic control signs two (2) square feet or less on private property are allowed without a sign permit. Benson & Petrovitsky Redevelopment Preapplication Meeting July 15, 2021 Lighting: New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the building permit submittal. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • On any façade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100I.5.f): extended parapets; feature elements projecting above parapets; projected cornices; pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. • A Public plaza is required at the intersection of Benson Dr/108th Ave SW and SE Petrovitsky/SE 176th St. The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. Design review would be completed during the formal land use review process. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as it includes the construction of a new commercial buildings cumulatively over 4,000 square feet in area and parking for more than 20 vehicles. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The application fees would total $5,670 ($3,800 Site Plan Review + $1,600 SEPA Review + $270 technology fee = $4,431), all fees are subject to change. Any modifications requested would require an additional $260 fee. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in Benson & Petrovitsky Redevelopment Preapplication Meeting July 15, 2021 alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. Public Notice: The applicant will be required to install a public information sign on the property. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be and payable prior to building permit issuance. The 2021 fees for are as follows: • Fire Mitigation fee currently assessed at $1.25 per sf for retail and $0.26 per sf of commercial office space. • Transportation Mitigation Fee assessed based on the rate in effect in the ITE manual. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov. Expiration: Once the Site Plan Review has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary building and civil construction permits before the approval becomes null and void. A single two-year extension may be granted.