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HomeMy WebLinkAboutPRE21000249_Meeting SummaryPREAPPLICATION MEETING FOR Renton Historical Society Collections Building Replacement PRE 21-000249 CITY OF RENTON Department of Community & Economic Development Planning Division July 29, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@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 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: July 15, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Renton Museum Storage Building 1. The preliminary fire flow is 3,500 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of the building. Additional fire hydrants are needed to meet the minimum requirements. Fire flows over 2,500 gpm require looped water mains 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 is due for the removal of the existing buildings. 3. An approved fire alarm system is required throughout the building as it exceeds the threshold of 3,000 square feet. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Please note that the fire sprinkler threshold is 5,000 square feet and this proposal is just under that currently. 4. Fire department apparatus access roadways are required within 150- feet of all points on all buildings. Existing city street will meet minimum fire apparatus access requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 28, 2021 TO: Jill Ding, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: RHS Redevelopment 117 Park Avenue N PRE21-000249 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 7224000055. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by the City of Renton. This project falls within the Valley 196 Pressure Zone and Aquifer Protection Area, Zone 1. a. There is an existing 16-inch water main in Park Ave N that can deliver 6,500 gallons per minute. The approximate static water pressure is 67 psi at a ground elevation of 42’. b. There is an existing ¾-inch domestic water service and ¾-inch water meter to the existing single family residence (117 Park Ave N) on the subject property. 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 3,500 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. Fire flows over 2,500 gpm require looped water mains around the building. Based on the submitted site plan there is no room to install a looped water main around the proposed building. In order to avoid the looped water main requirement, the applicant shall bring the fire flow down using alternative construction methods and/or use of a fire sprinkler system as approved by the Renton RFA to 2,500 GPM or less. 2. Installation of additional fire hydrant as required by the Fire Authority. 3. The existing 3/4" water service must be cut and capped. 4. A minimum of a 1” water service is required to serve the new building. Lay Short Plat - PRE21-000227 June 29, 2021 Page 2 of 5 5. A reduced pressure backflow assembly (RBPA) is required to be installed behind the water meter on private property for premise isolation backflow prevention. The RBPA shall be installed in a hot box exterior to the building per COR Std. Plan 350.2. The RBPA may be installed inside the building if a drainage outlet for the relief valve is provided and the location is approved by the Water Utility. 6. A double check detector assembly (DCDA) is required on the fire line for backflow prevention. The DCDA shall be installed on private property in an outside underground vault per COR Std. Plans 360.1-360.4. The DCDA may be installed inside the building if it meets the conditions per COR Std. Plan 360.5 for installation of a DCDA inside the building and the location is approved by the Water Utility. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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. 9. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 10. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2021 water fees are $4,450.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is payable at permit issuance. c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. d. A credit for the water system redevelopment fee will be issued for the existing water service to be cut can capped as part of the project. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is existing 8-inch diameter sewer main in the alley west of the subject property: a. As-builts: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=295144&dbid=0&repo=Cityo fRenton&searchid=80bcd1ee-e105-44c1-954f-ce6cf9a8ae95 3. The existing PVC sewer stubs can be re-used. 4. 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. 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 Lay Short Plat - PRE21-000227 June 29, 2021 Page 3 of 5 found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2021 Wastewater fees are $3,450.00 per 1-inch 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 Peak Rate Flow Control Standard (Matching Existing Site Conditions). The site falls within the Lower Cedar River Drainage Basin. This project is located within the City of Renton Aquifer Protection Area zone 1. Within this zone, open facilities (such as bioretention), open conveyance systems, and on-site BMPs that rely on infiltration are prohibited. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. This site contains seismic hazard areas. The topography is generally flat and there is a conveyance system southwest of the property, in the alley. 3. The site is located within Zone 1 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems are prohibited. 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. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide 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. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 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. Lay Short Plat - PRE21-000227 June 29, 2021 Page 4 of 5 11. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. Fees that are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. TRANSPORTATION 1. The proposed development fronts Park Avenue N along the east property line. Park Avenue N is classified as a Principal Arterial. Existing right-of-way (ROW) width in Park Avenue NE is approximately 60 feet. To meet the City’s complete street standards for 4-lane principal arterial streets, minimum right of way width is 91 feet. a. The Transportation Division has no plans to widen Park Avenue N at this time. b. Frontage Improvements will consist of the following: replace 0.5-foot curb (match existing curb location), an 8-foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. Dedication to accommodate these improvements will be required, pending field survey. 2. The proposed development fronts a public Alley at the west property line. Per RMC 4-6-060, alleys require 16-feet of ROW and 12’ of pavement. Dedication of 2-feet will be required at the east property line. 3. Street grades shall not exceed 15 percent. 4. 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. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. 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. Fee Schedule: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8371984&dbid=1&repo=City ofRenton 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. Lay Short Plat - PRE21-000227 June 29, 2021 Page 5 of 5 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: 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 2021 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 29, 2021 TO: Pre-Application File No. PRE21-000249 FROM: Jill Ding, Senior Planner SUBJECT: Renton Historical Society Collections 117 Park Ave N (Parcel No. 7224000055) 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 is located on the west side of Park Ave N and is addressed as 117 Park Ave NE (parcel no. 7224000055). The subject site is 4,300 sq. ft. (0.10 acres) and is located within the Commercial Arterial (CA) zone and Urban Design District D. The site is currently developed with an existing 1,440 sq. ft. Renton Historical Society building and a surface parking lot. The proposal is to develop the site with a 2 story 4,690 sq. ft. building for storage for Renton History Society collections not currently on display at the museum, records, and miscellaneous items related to museum operation. Access would be provided via the existing alley to the west and surface parking for four vehicles is proposed. A wellhead protection area, zone 1 and seismic hazard area are mapped on the project site. Current Use: Currently the site is developed with an existing 1,440 sq. ft. building used by the Renton Historical Society. 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. It appears that the use could be classified as a Cultural Facility (Facilities which offer passive entertainment and enjoyment activities to the general public. This definition includes, but is not limited to, museums and libraries. This definition excludes adult entertainment businesses, dance halls; dance clubs; religious Renton Historical Society Collections Preapplication Meeting July 29, 2021 institutions; and gaming/gambling facilities) or Indoor storage (A use engaged in the storage of goods and/or materials characterized by infrequent pick-up and delivery, and located within a building. The definition excludes bulk storage, hazardous material storage, self - service storage, warehousing and distribution, and vehicle storage). If the use is classified as a Cultural Facility, Cultural facilities are allowed within the CA zone as an Administrative Conditional Use. If the use is classified as Indoor Storage, the use is permitted as an accessory use, provided storage of products shall be limited to products related to retail, service, or office uses and shall not be located along the building street frontage or in areas visible to the public. 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’. 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. No changes are proposed to the existing lot dimensions, therefore this section is not applicable. 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 2,480 sq. ft., which results in a lot coverage of 58 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 no setbacks from the front and side property lines and a 40-foot setback from the rear property line. The proposal shall be revised to provide the required 15-foot front yard 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 indicated that the proposed building would have a height of 2 stories and 30 feet, which is less than the 50-foot maximum height required. 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.” In office, educational and institutional developments, a minimum of two (2) 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 four (4) 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 Renton Historical Society Collections Preapplication Meeting July 29, 2021 be provided for recycling and refuse deposit areas. 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 with the design of the primary structure on the site as determined 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. 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. 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. Renton Historical Society Collections Preapplication Meeting July 29, 2021 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 Cultural Facilities 4,690 sf A minimum and maximum of 40 per 1,000 square feet. Minimum and maximum of 188 stalls are required. Warehousing/Indo or Storage 4,690 sf A minimum and maximum of 1 per 1,500 square feet of net floor area. Minimum and maximum of 3 stalls are required The proposal would require a minimum and maximum of 188 spaces if the use is classified as a cultural facility and 3 spaces if the use is classified as indoor storage. The proposal for 4 spaces is less than the minimum number of spaces required. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25% allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: ▪ Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all 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 the alley located along the west side of the project site. Renton Historical Society Collections Preapplication Meeting July 29, 2021 Signs: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review which is different than building permit review. There are specific commercial sign regulations in RMC 4-4-100E.5.a “Business Signs – General.” ▪ Freestanding, Ground, Roof and Projecting Signs: Each individual business establishment may have only one sign for each street frontage of any one of the following types: Freestanding, roof, ground, projecting or combination. Each sign shall not exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot of property frontage which the business occupies up to a maximum of three hundred (300) square feet; or if such sign is multi- faced, the maximum allowance shall not be more than three hundred (300) square feet. However, a maximum of one-half (1/2) of the allowed square footage is allowed on each face. ▪ Signs within the Urban Design Area, Maximum Height of Freestanding Signs: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. ▪ Wall Signs: Wall signs are permitted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is applied. ▪ Small Parking and Traffic Control Signs: Parking and traffic control signs two (2) square feet or less on private property are allowed without a sign permit. Lighting: New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the building permit submittal. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • On any façade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100I.5.f): extended parapets; feature elements projecting above parapets; projected cornices; pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Renton Historical Society Collections Preapplication Meeting July 29, 2021 • 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: A wellhead protection area, zone 1 and seismic hazard area are mapped on the project site. A fill source statement would be required for any fill brought onto the project site. In addition, a geotechnical analysis would be required to ensure the proposed development would be compatible with any seismic requirements. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as it includes the construction of a new commercial building over 4,000 square feet in area. Permit Requirements: The proposed project may require an Administrative Conditional Use, 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 $7,350 ($1,600 Conditional Use + $3,800 Site Plan Review + $1,600 SEPA Review + $350 technology fee = $7,350), 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 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 $0.15 per sf for storage 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.