Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 21-000342.pdf1 PRE-APPLICATION MEETING FOR Renton Multifamily PRE21-000342 CITY OF RENTON Department of Community & Economic Development Planning Division October 7, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: September 20, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Williams Avenue Multifamily 1. The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. It appears adequate fire flow is available in the area. It appears existing hydrants may meet the minimum requirements. Existing hydrants may be counted toward the requirements if they meet current code. The existing fire hydrants are required to be retrofitted with 5-inch storz fittings if they do not have them now. One new fire hydrant will be required within 50-feet of the fire sprinkler and fire standpipe. 2. Fire impact fees are currently applicable at the rate of $964.53 per multi-family unit. This fee is paid at time of building permit issuance. Credit would be applied for the removal of the existing home and apartment. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the buildings. Dry standpipes are required in all public 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 adequate from the existing city street, no on- site fire apparatus access required. 5. If an elevator is required, it shall meet local city ordinance. All residential buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40- inch by 84-inch stretcher. Building department to determine if any elevators are required. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 7, 2021 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III Michael Sippo, Civil Engineer III SUBJECT: Renton Multifamily 74 & 78 Williams Ave S, Renton, WA 98057 PRE21-000342 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 # 0007200161 and 007200189. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. 2. There is an existing ¾ -inch water meter serving the existing house at 74 Williams Ave S (facility ID number LAT - 001344), and an existing 1-inch water meter serving the existing house at 78 Williams Ave S (facility ID number MTR- 020981). 3. There is an existing 12-inch ductile iron water main (see City water project plan no. W- 322605) in Williams Ave S, which can deliver a maximum flow rate of 4,600 gallon per minute. The static water pressure is above 70 psi at ground elevation 40 feet. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements: a. One in Williams Ave S within the landscaping strip in the frontage of 78 Williams Ave S. b. One in the Riverside Drive approximately 60 ft to the east of 74 Williams Ave S. 5. Based on the review of project information submitted for the pre-application meeting, RRFA has determined that the preliminary fire flow demand for the proposed development is 1,750 gpm. In order to provide domestic and fire protection service to the development including but not limited to the items that follow: a. Installation of domestic water meter is required for the building. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). 4 b. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. c. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. d. The two existing domestic water services shall be cut, capped and abandoned. e. Installation of pressure-reducing valve downstream of the water meter as required by the UPC if the water supply pressure is over 80 psi. f. Installation of off-site and on-site fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 8. The development is subject to applicable water system development charges (SDC’s) fee 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 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 current water fee is $ 4,450 per 1-inch meter, $ 22,250 per 1-1/2-inch meter, $27,600 per 2-inch meter, and $55,200 per 3-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line, $ 4,605 per 1-1/2-inch service, $ 4,735 per 2-inch service, and for service larger than 2-inch a $220 processing fee is applied, and the Contractor will provide the materials and will install the service line and water meter. c. Drop-in meter fee is $ 460 per 1-inch meter, $ 750 per 1-1/2-inch meter, and $ 950 per 2-inch meter. d. Credits will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton 9. The site is located in the Merrill Gardens at Renton Center latecomer’s boundary area . The actual final assessment would be recorded against the properties once the latecomer’s assessment has been finalized and accepted by Council. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ gravity wastewater main located along the eastern property lines of both lots (see record drawing S-020902). 3. The existing sewer stubs shall be cut and capped prior to demolition of the existing buildings. 4. Each building shall be served by a 6’’ diameter side sewer. All new side s ewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. Due to historical sewer backflow event occurrence during City maintenance activities, back flow device on each future side sewer is recommended to minimize the possibility of back flow problems during City maintenance activities. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 5 6. The building will need to be a minimum of 5-feet from the edge of the existing sewer main or no closer than the edge of the sewer easement, whichever is greater. The applicant shall provide copies of any existing sewer easements that are recorded against the existing parcels. If existing sewer easements do not exist, a new sewer easement(s) of 5’ minimum distance from the edge of the sewer main is required. 7. The development is subject to a wastewater system development charge (SDC) fee. 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 current sewer fee is $ 3,450 per 1-inch meter, $ 17,250 per 1-1/2-inch meter, $27,600 per 2-inch meter, and $55,200 per 3-inch meter. b. Credits will be applied to the existing side sewer services being abandoned. c. Final determination of applicable fees will be made after the water meter size has been determined. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton SURFACE WATER 1. There is a City of Renton 8-inch stormwater main on the west side of the property (Record drawing R- 133903). 2. The site falls within the regulated shoreline jurisdiction CR-B: Cedar River Reaches. 3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Conditions). The site is located in the Lower Cedar River basin and Cedar Main Urban sub basin. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2017 RSWDM. 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. Special inspection from the building department is required. 5. Any new storm conveyance 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 upstre am tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. The site is located in Zone 1 of the City’s Aquifer Protection Area (APA). In Zone 1 of the City’s APA open facilities, open conveyance systems, and BMPs/facilities that rely on infiltration are prohibited. 8. 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. a. However, since the project is within Aquifer Protection Area Zone 1 and infiltration BMPs are not allowed , geotechnical evaluation of infiltration is not required. 9. Erosion control measures to meet the City requirements shall be provided. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 6 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City o f Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. Williams Ave S. is classified as Minor Arterial with an existing right of way (ROW) width of 60’ as measured using the King County Assessor’s Map with an existing paved width of approximately 40 feet. Per RMC 4-6-060, to meet the City’s complete street standards for Minor Arterial streets, a minimum ROW width of 91 feet is required, half of street improvements as taken from the ROW centerline would be required and include a 54 feet paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 15.5 feet would be required. a. However, the COR transportation department has determined that the existing curb-curb width is sufficient, and a modified minor arterial street standard containing a right of way width of approximately 65-feet is acceptable. The modified street would contain 12-foot sidewalks with 0.5-foot curb with street trees in tree grates on both sides of the street. Therefore, frontage improvements including a full width of the 12-foot sidewalk, 0.5-foot curb with street trees in tree grates are required, and right-of-way dedication of approximately 2.75-feet based on final survey would be required for this project. 2. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 3. Refer to City code 4-4-080 regarding driveway regulations: a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway 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. c. The maximum width of any driveway shall not exceed 30 feet and driveway width shall not exceeding 40% of the street frontage. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 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. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85 per net new PM peak hour vehicle trip. b. The current properties contain two single family home, the developer will receive credits for the existing home. 7 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: 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 20 21 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 fee schedule. 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 7, 2021 TO: Pre-Application File No. PRE21-000342 FROM: Alex Morganroth, Senior Planner SUBJECT: Renton Multifamily 74 and 78 Williams Ave S General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The proposed project site is located at 74 and 78 Williams Ave S (Parcel numbers 0007200189 and 0007200161). Each lot is 6,000 sq. ft. in size creating a total site area of 12,000 sq. ft. The site is located within the Center Downtown (CD) Zone, Urban Design District A overlay, and City Center Sign Regulation overlay. The site has a Comprehensive Plan designation of Commercial Mixed Use (CMU). The applicant is proposing a four story, 12- unit townhouse development (attached dwelling units – townhouses) with structured parking. All units would be connected and access to each unit would be provided via both individual exterior doors with no common internal corridor and through the individual garages. The ground floor would consist of individual parking garages, storage, and mechanical equipment. The top three floors would consist of four-bedroom units with access via internal stairways. An existing single-family home and detached accessory structure on the lot would be demolished as part of the project. Access to the site is proposed via a driveway into the structured parking area off of Williams Ave S. A Wellhead Protection Area Zone 1 and High Seismic Hazard Area are mapped on the project site. In addition, a the project site is within the Cedar River Reach B regulated shoreline High Intensity overlay. According to the applicant, no significant or landmark trees are located on the site. Current Use: The property has an existing single-family residence and detached garage. Both structures are proposed for removal. Zoning: The subject property and surrounding area is located within the Commercial Mixed Use land use designation and the Center Downtown (CD) zoning classification. Additionally, the site is within the Urban Design District A and City Center Sign Regulation Overlay. Attached Dwelling – Townhouse is not a permitted use in the CD zone. Per RMC 4-11-040 ‘Definitions D’, Townhouses are defined as, “A ground-related dwelling attached to one or more such units in which each unit has its own exterior, ground-level access to the outside, no unit is located over another unit, and each unit is separated 9 from any other unit by one or more vertical common walls. Townhouse un its may be multi-story.” Based on the design of the building indicated in the submittal, the proposed units would be classified as townhouses and as such, would not be allowed in the CD zone. For new attached residential construction, attached dwelling units are permitted in the CD Zone, provided these uses are not located on the ground floor of buildings in the Downtown Business District. The subject property is not within the Downtown Business District, therefore attached dwelling units – flats would be permitted on the ground floor. Per RMC 4-11-040 ‘Definitions D’, Attached Dwelling – Flat is defined as, “A dwelling unit attached to one or multiple dwelling units by one or more common roof(s), wall(s), or floor(s) within a building. Typicall y, the unit’s habitable area is provided on a single level. Unit entrances are provided from a common internal corridor.” Also important to note: Standalone residential buildings are permitted in the CD zone outside of the Downtown Business District, provided residential amenity space and/or lobby space is provided on the ground floor along the street frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%) of the facade width for facades less than sixty feet (60') wide, or a minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide. (Widths shall be measured along the building facade.) The ground floor shall have a floor-to-ceiling height of twelve feet (12'). Where located on the ground floor and within ten feet (10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2') elevated above the grade of the sidewalk Therefore in order to develop a multifamily use on the CD-zoned site, the applicant would need to redesign the development to ensure the individual units meet the definition of Attached Dwelling – Flats and incorporate the ground floor amenity and/or lobby space. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” and the above-referenced overlay regulations effective at the time of complete application. Density – The minimum density required is 75 dwelling units per net acre (du/ac). The maximum density allowed is 150 du/ac. Density may be increased to 200 du/ac subject to Conditional Use Permit approval. The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. A proposal for 12 units on a 12,000 square foot site would result in a gross density of approximately 43 du/ac. Based on a density of 43 du/ac, the proposal would not comply with the density standards for the CD zone. Therefore the applicant would need to additional units to the proposal in order to increase the du/ac. A site survey would confirm the actual amount of area for a density calculation required at Land Use application submittal. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the CD zone. There is no minimum lot size in the CD zone. Lot Coverage – The CD zone does not have a maximum lot coverage percentage for buildings. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CD zone are as follows: No minimum front yard setback. Maximum front yard is 15 feet for buildings 25 feet or less in height, and zero feet for that portion of a building over 25 feet in height. There is no minimum rear yard setback or side yard setback, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. s etback from the barrier. The property does not abut a residentially zoned lot and therefore no landscape strip is required. The proposal indicates a four (4’) foot front yard setback, a three (3’) foot rear yard setback, and two ten (10’) foot side yard setbacks, and therefore appears to comply with the setbacks. Compliance with the setbacks would be verified at the time of formal land use application review. 10 Building Height –The maximum building height allowed in the CD zone, when the property does not abut a property with Residential zoning is 95 feet, additional height may be gained through an approved Conditional Use Permit. Additional height restricts may apply in the Shoreline Jurisdiction. Building height is further restricted by the FAR Part 77 Objects Affecting Navigable Airspace. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones. If the proposed structure is four stories in height or greater, or 60 feet or greater, the proposal would be required to obtain Hearing Examiner Site Plan appro val. Dimensioned building elevations are required with the land use/building permit application submittals. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Refuse and Recycling Areas – A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. See RMC 4-4-090 for additional information and standards. Also, the Urban Design Regulations require additional treatment to garbage enclosures. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Landscaping – New and existing development in the CD zone is exempt from all landscape regulations in RMC 4-4- 070 except for the subsection F.2. All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Street trees and, at a minimum, groundcover per subsection L2 of this Section, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Refer to the City’s Approved Tree List and spacing standards available through the Department of Community and Economic Development and on the City’s website. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Structured parking like the parking proposed would not require perimeter or interior parking landscaping due to access to the parking stalls. When a commercial zoned lot is abutting a residential zone, a 15’ foot wide partially sight-obscuring landscaped visual buffer, or 10’ wide fully sight-obscuring landscaped visual buffer is required along the common property line. The site does not abut a residential district, but additional landscaping may be required through the site plan review process due to the presence of single-family residential uses near the project site. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Hearing Examiner Site Plan Review. Tree Preservation - If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: 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 independent review of any land use application that involves tree removal and land clearing at the City's discretion. Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan if proposed. See RMC 4-4-040 for fence and retaining wall regulations. Parking – Regulations pertaining to parking can be found at RMC 4-4-080. The following vehicle parking ratios apply to the proposal: Use Number of Spaces Attached Dwellings A minimum and maximum of 1 per unit. Modifications for less or more than one space per residence can be applied for. Structured parking stalls shall be a minimum of 8’4” x 15-feet. Compact spaces shall be minimum 7’6” x 12-feet. Compact stalls shall not account for more than 50 percent of the required parking spaces. Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. ADA accessible stalls must meet current minimum width and length standards. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. One ADA stall is required where 1 to 25 standard vehicle stalls are required as with this proposal. The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit. Space shall meet the requirements of RMC 4-4-080F11.c which includes secure extended use protection for the entire bicycle. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4 -4- 080F.11.b for complete information regarding bicycle parking standards. Based on a proposal of 12 attached residential units, a total of six (6) bicycle stalls would be required. Bicycle parking must be shown on the land use application submittal materials. The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.1 for further general and specific bicycle parking requirements. The applicant will be required to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site at the time of formal land use application. Access & Location of Parking Stalls – Access to the parking lot under the residential structure would be via a gated entrance off of Williams Ave S. All parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the str eet nor rear yard facing the street. Parking may be located off-site or subject to a joint parking requirement. Urban Design Regulations - The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design 12 that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘A’ Regulations. The following is a general overview of the regulations. The applicant should note that the building’s ground-floor structured parking will need to incorporate aesthetic treatments and not contain traditional elements associated with parking structures (i.e. blank walls, use of single material such as concrete, etc). • The building shall be oriented to the street with clear connections to the sidewalk. The primary entry shall also be oriented to the street and made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. • Buildings with residential uses located at the street level shall be: o Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or o Have the ground floor residential uses raised above street level for residents’ privacy • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. • The primary entrance shall be prominent, visible from the street, connected by a walkway to the sidewalk, and include human-scale elements. • Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian -oriented space; otherwise, screening or decorative features should be incorporated. • At least one of the following design elements shall be used to promote a transition to surrounding uses: o Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or o Building articulation to divide a larger architectural element into smaller increments; or o Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. • Garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. • Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. • Common open space and/or recreation areas at a minimum of fifty (50) square feet per unit shall be provided. Courtyards, plazas, upper level common decks, recreation facilities, children’s play spaces qualify. Common open space does not include driveways, private balconies or sensitive area buffers without access links. See RMC 4-3-100E4 for more information. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and 13 articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. • Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. • Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. • Building roof lines must be varied along the entire roof. The building must contain at least one of the following: (1) Extended parapets, (2) feature elements projecting above parapets, (3) project cornices, or (4)pitched/sloped roofs. • All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. • Structured Parking Garages (applicable to ground floor garage proposed) o Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width (illustration below). o The entire public facing facade shall be pedestrian-oriented. The Administrator may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. o Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials o The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. o Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. o The Administrator may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a. Ornamental grillwork (other than vertical bars) b. Decorative artwork; c. Display windows; d. Brick, tile, or stone; 14 e. Pre-cast decorative panels; f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard. Critical Areas: The City’s mapping database (COR Maps) identifies the site is located in the Wellhead Protection Area Zone 1, High Seismic Hazard Area, and Cedar River Reach D Regulated Shoreline – High Intensity Designation. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site shall be prepared and submitted with the land use application. The analysis should assess soil conditions and detail construction measures to assure building stability. Due to the location of the project site in a Wellhead Protection Area Zone 1, a fill source statement would be required if any offsite fill is brought into the site. The proposal is partially located in the Cedar River Reach B Regulated Shoreline – High Intensity designation. Per the Renton Shoreline Master Program (RMC 4-3-090), uses allowed in the underlying zone (CD) are allowed in the High Intensity designation. Water-oriented uses are preferred, but not required, for development in this designation. The maximum building height in the regulated shoreline area for buildings at least 100 feet from the OHWM is 35 feet above average grade. For developments located along Reach B of the Cedar River, a height of up to that established in chapter 4-2 RMC, Zoning Districts – Uses and Standards, may be allowed for non-water- dependent uses in the following reaches (95 feet in the CD zone). According to COR Maps, the entire site is greater 100 feet from the OHWM. Therefore the following height restriction would apply per RMC 4-3-090.D.7.a (Footnote 8): For buildings landward of one hundred feet (100') from OHWM, the maximum building height shall be defined by a maximum allowable building height envelope that shall: i. Begin along a line lying parallel to and one hundred feet (100') from OHWM at a height of either thirty five feet (35') or one-half (1/2) the maximum height allowed in the underlying zone, whichever is greater; and ii. Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either (a) until the line at which the maximum height allowed in the underlying zoning in chapter 4- 2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning), or (b) to the end of shoreline jurisdiction, whichever comes first. An approved Shoreline Substantial Development Permit would be required in order to construct the proposed project. A Stream Study prepared by a professional ecologist that evaluates the potential impacts of the proposed development on the Cedar River may be required. The study would be impacts submitted and reviewed with the land use application. Environmental Review: The scope of the project exceeds State Environmental Policy Act (SEPA) exemption thresholds set forth in WAC 197-11-800 (proposal includes more than 9 units and is partially located in a regulated shoreline), therefore an environmental checklist must be submitted with the land use application. An environmental threshold determination would be issued by the Renton Environmental Review Committee prior to the public hearing on the proposal. Permit Requirements: The proposal would require Environmental (SEPA) Review, Administrative Site Plan Approval (Hearing Examiner Site Plan Review required if project exceeds four (4) stories), and a Shoreline Substantial Development Permit. The site plan application, Environmental (SEPA) Review, and Shoreline Substantial Development Permit can be reviewed concurrently in an estimated time frame of twelve (12) weeks once a complete application is accepted. The 2022 application fee for Administrative Site Plan Review is $2,700.00. The 2022 application fee for SEPA Review (Environmental Checklist) is $1,600.00. The 2022 application fee for a Shoreline Substantial Development Permit is $2,700.00. 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. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The 15 City requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, the following 2018 impact fees would be required prior to the issuance of building permits. • Fire Impact Fee currently assessed at $964.53 per new multifamily unit; • Transportation Impact Fee assessed at $6,717.10 per new multifamily unit; • Renton School District Impact Fee currently assessed at $4,989.00 per new multi-family unit. • Parks Impact Fee currently assessed at $1,977.62 per new multi-family unit. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened via email prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-6593 or amorganroth@rentonwa.gov to before submitting the materials for prescreening. Expiration and Extensions: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. Once the Shoreline Substantial Development Permit is approved, the applicant has two years to begin work on the project before the approval becomes null and void. The permit expires 5 years after the date of approval. Extensions are at the discretion of the Washington Department of Ecology.