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HomeMy WebLinkAboutPRE_Pre-Application_211222_v1PREAPPLICATION MEETING FOR Home Depot PRE 21-000313 CITY OF RENTON Department of Community & Economic Development Planning Division September 16, 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: September 3, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Home Depot 1. The fire flow for the existing building is unchanged. Proposed outdoor fenced garden/seasonal sales area connected to the south side of the building is over an existing water main and fire hydrant that will both need to be relocated out of the proposed area. Fire flow for the proposed parking garage buildings is 1,500 gpm. A minimum of one fire hydrant is required within 150-feet and a second fire hydrant is required within 300-feet for each building. One fire hydrant is required within 50-feet of the fire department connection for the fire sprinkler and standpipe connections. 2. Fire impact fees are not applicable to this proposal. 3. All areas shall be compliant with hazardous material storage per the fire code. An approved hazardous material inventory statement shall be completed and reviewed prior to any building permit issuance. Use of fire department form or equivalent shall be submitted. This can be submitted ahead of the building permit submittal to help shorten plan review time frame if desired. All required hazardous material warning signage shall be installed per the fire code. 4. Fire sprinkler and fire alarm systems shall be updated for any walls, ceilings or structures built inside the existing building. Fire sprinkler, fire standpipes and fire alarm systems are required for the proposed parking garage structures. Separate plans and permits are required to be submitted to the fire department for review and permitting for all systems. 5. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on all buildings. Existing looped roadway shall be maintained all the way around the building. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 9, 2021 TO: Jill Ding, Planner FROM: Jonathan Chavez, Plan Reviewer SUBJECT: Home Depot 901 S Grady Way PRE21-000313 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) 9154600010, 1723059183 and 2023059007. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. This information is only applicable for the Home Depot proposal on the existing former Sam’s Club building. This pre-app will not cover all requirements specific to the mentioned outlot structures (garage and residential) in the submittal package; a separate pre-app will be required for the outlots. WATER The proposed redevelopment project is within the City of Renton’s water service area and in the 196- pressure zone and it is located within the five-year capture zone (Zone 2) of the City’s wellhead protection areas. There are existing 12-inch and 16-inch city-owned water mains within utility easements that are located within the subject properties. Please refer to city water project plans no. W-3020 and W-3344 for the location and sizes of the water mains within the properties. The maximum capacity of the existing on- site water mains is 5,000 gallons per minutes (gpm). There are also existing 24-inch and 16-inch water mains in Talbot Rd S that can deliver 9,000 gpm. Please refer to city water project plans no. W-3344 and W-0820. The static water pressure from the above water mains is approximately 68 psi at ground elevation of 39 feet. There are existing water meters to the existing buildings on the site including: Home Depot – PRE21-000313 Page 2 of 5 September 9, 2021 • A 2-inch domestic water meter near the southeast corner of the existing building with a double check valve assembly (DCVA) for premise isolation backflow prevention. • A 1.5-inch landscape irrigation meter near the southeast corner of the existing building with a double check valve assembly (DCVA) for backflow prevention. • An 8-inch fire sprinkler supply line to the building near the southeast corner of the existing building with a reduced pressure detector assembly (RPDA) in the fire sprinkler riser room for backflow prevention. • A ¾-inch water meter to the former Sam’s Club gas station on the site. Based on the proposed site plan, the proposed Garden Center area encroaches over the existing on-site water main and into the underlying 15-foot wide utility easement. Therefore, partial relocations of the existing on-site water mains will be required to clear the new buildings, permanent outdoor storage/shopping areas, other structures, and in any areas where the existing water mains cannot be accessed by the City for repair and maintenance. 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 unchanged for the proposed Home Depot, and 1,500 gpm for each parking garage structure, not including residential. 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. Relocation of the existing 12-inch water main where the Garden Center encroaches over the water main. The relocated water main shall be located in a drive aisle or in another location suitable for maintenance access. The water main shall be in a 15-foot wide water utility easement. The entirety of the easement shall be outside of parking stalls. The relocated water main shall be located at least 10 feet from buildings or retaining walls. The existing hydrant located off this section of water main shall be replaced with a new hydrant in an appropriate area outside of the drive aisles and parking stalls. 2. If either of the parking garage structures or any other proposed buildings encroach on existing water mains, additional relocations will be required. 3. The existing backflow assemblies for the existing building may be reused provided they pass all required testing and the building plumbing does not change. If the building plumbing changes, additional backflow assemblies may be required. a. Replacement of the existing DCVA with an RPBA will be required for backflow prevention to the existing building. The RPBA shall be installed in an above ground heated enclosure per COR Std. Plan 350.2 or in a suitable location interior to the building with a drain. Locations interior to the building need to be approved by the Water Utility. 4. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each new parking garage structure. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan nos. 360.1-360.4. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 5. Installation of additional fire hydrants around the buildings as required by the Fire Authority. Home Depot – PRE21-000313 Page 3 of 5 September 9, 2021 6. A hydrant is required within 50 feet of each building’s fire sprinkler system fire department connection (FDC). The closest existing fire hydrant to the existing building’s FDC is approximately 80 feet away. 7. Installation of a separate domestic water meter(s) to each parking garage structure, if needed. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. 8. Installation of a backflow prevention assembly on private property behind the new domestic water meters. A double check valve assembly (DCVA) is required for meters serving the new parking garage structures. 9. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. Adequate separation between utilities is required. Minimum separation between water and non- potable water utilities is 10-feet horizontal and 1.5-feet vertical. 13. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 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 wat er 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 City of Renton. 2. There is an existing 8-inch diameter sewer main (see City plan no. S-3020) located in the property. The applicant will need to propose how they intend to service the new buildings with sanitary sewer service. a. Applicant will need to relocate sewer main to be outside the new Garden Center. A new 15’ utility easement will be required. 3. There is an existing 18-inch diameter trunk sewer main (see City plan no. S-3020) located along the east and southeast property lines. The existing sewer main shall be surveyed to verify its location within the sewer easement. 4. There is an existing private 6-inch side sewer stub serving the building located on the southeast corner of the building (see City plan no. S-3020). Home Depot – PRE21-000313 Page 4 of 5 September 9, 2021 5. The residential buildings shall be served by separate side sewers. 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%. 6. If underground parking is proposed, Applicant will need to provide an oil/water separator for the covered parking area. Any parking that is not covered will need to be directed to the storm system and away from the sanitary sewer system. 7. If a commercial kitchen is proposed, a grease interceptor will be required. 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. The grease interceptor shall be located on site so that it is accessible for routi ne maintenance. There are two grease interceptors and an oil/water separator currently servicing the existing Sam’s Club building. The applicant will be responsible to verify their condition and ensure that the interceptors meet current code or remove them if no longer needed. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee is $3,450.00 for a 1-inch meter, $17,250 for a 1-1/2-inch meter, $27,600 for a 2-inch meter, and $55,200 for a 3-inch meter. SURFACE WATER 1. There is an existing storm water system within the property. The southern region of the site currently discharges to Thunder Hills Creek and an adjacent wetland-like area. 2. 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 area matching Existing Conditions and is 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. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 3. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual. 4. The site contains regulated slopes between 15% and 90% and high seismic hazard areas. The site topography is generally flat, with minor sloping towards the street on both frontages. 5. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 6. 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. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 8. 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 Home Depot – PRE21-000313 Page 5 of 5 September 9, 2021 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 10. 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. 11. Erosion control measures to meet the City requirements shall be provided. 12. 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. 13. The 2021 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $2,000.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. S Grady Way is classified as a 6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials are required to have a minimum ROW width of 113 feet, consisting of the following: 76 foot paved width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. a. The Transportation Division has no plans to widen S Grady Way at this time. Development Engineering would support a modification request by the Applicant to provide the following modified street improvements on S Grady Way: Retain the existing pavement width, install a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide dedication as necessary, pending field survey. These requirements may change depending on the Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use Application. 2. Talbot Rd S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal Arterials are required to have a minimum ROW width of 125 feet, consisting of the following: 83 foot paved width, foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. The Renton Trails and Bicycle Master Plan has a shared use path planned for Talbot Road S. a. The Transportation Division has no plans to widen Talbot Road S at this time. Development Engineering would support a modification request by the Applicant to provide the following modified street improvements on Talbot Road S: Retain the existing pavement width, install a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide dedication as necessary, pending field survey. These requirements may change depending on the Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use Application. Home Depot – PRE21-000313 Page 6 of 5 September 9, 2021 3. King County Metro Transit is planning to route the new RapidRide I -Line on Talbot Road S. The Applicant is encouraged to contact the I-Line Program Manager, Greg McKnight, at (206) 477- 0344, or gmcknight@kingcounty.gov for I-Line service needs (bus pullouts, bus stops, etc) along the Talbot Rd frontage of the Sam’s Club site. 4. A City capital improvement project (TIP No. 28) includes converting Williams Ave S from existing one-way southbound to two-way operation. Construction of the two-way conversion is anticipated to be completed by March 2022. Please contact Jonathan Chavez at jchavez@rentonwa.gov or 425-430-7288 for a copy of the latest construction plans. 5. Minimum 35 foot property corner radius is required at the intersection of S Grady Way and Talbot Road S. 6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 7. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.4. 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. Driveways shall not be closer than 5-feet to any property line. d. The driveway on Grady Way serving the proposed below grade parking and the northernmost driveway serving the Sam’s Club site on Talbot Rd will continue to be restricted to right turn in and out movements. At the southern driveway only the left turn out movement would be restricted as it is currently. 8. Lighting plans and photometrics are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Street lighting and street trees are required to meet current city standards. 9. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. a. The traffic impact analysis must include Level of Service analysis at the following intersections: S Grady Way/ Main Ave S.; S Grady Way/Williams Ave S/ Sam’s Club Driveway; S Grady Way/Talbot Rd S; and, Talbot Rd S/I-405 Off Ramp/ S Renton Village Place. 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The transportation impact fee is based on the type of land use. For a shopping center and residential apartment use, the 2021 transportation impact fee is $26.58 per square foot and $6.717.10 per dwelling, respectively. Transportation impact fees are subject to change based on the year the building permit is applied for. 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: Home Depot – PRE21-000313 Page 7 of 5 September 9, 2021 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 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: September 16, 2021 TO: Pre-Application File No. PRE21-000313 FROM: Jill Ding, Senior Planner SUBJECT: Home Depot 901 S Grady Way (Parcel Nos. 202305-9007, 915460-0010, and 202305-9007) 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 project site is located on the east side of Grady Way and consists of 3 parcels (parcel nos. 202305-9007, 915460-0010, and 202305-9007) addressed as 901 S Grady Way. The proposal includes the redevelopment of the existing former Sam’s Club into a Home Depot. The proposed Home Depot project square footage would be comprised of a 109,800 - square foot main building and a 32,580-square foot Garden Center. The proposed building would be one story and approximately 24 feet in height with some proposed architectural features that would be slightly taller. The project site totals approximately 15.36 acres in area and is located within the Commercial Arterial (CA) zone and Urban Design District D. The proposal includes the utilization of the 4 existing curb cuts (two off of Talbot Rd S and two off of S Grady Way). The parking lot will provide a total of 306 surface parking stalls. The Home Depot store proposes to display and sell various seasonal items in a designated seasonal sales area in the parking lot that will be enclosed with a 6’ fence. Included among these items are expected to be trees, plants, nursery materials, and Christmas trees. This seasonal area will not be used to store building materials or home improvement items. The seasonal display area in the parking lot will take place from March 1st to July 31st and November 15th to December 31st. The Home Depot store also permanently displays a number of items such as barbeques, patio furniture, and material and fencing displays within areas located along the front of the store, which are to be designated with green striping. A stream and wetland are mapped on the eastern portion of the project site, in addition a seismic hazard area and steep slopes are mapped on the site. Home Depot Preapplication Meeting September 16, 2021 Current Use: Currently the site is occupied with a vacant building that was formerly a Sam’s Club. 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, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Retail sales is an outright permitted use within the CA zone. Retail sales, outdoor is permitted within the CA zone, provided: Outdoor retail sales are limited to farmer’s markets, building, hardware and garden products, vending machines, and retail product lockers. Vending machines and retail product lockers shall comply with the following standards: a. No more than two (2) units shall be permitted outside of a building; b. The maximum width of the combined units shall be no more than twelve feet (12'); c. The units shall not block any openings (e.g., windows, doors, etc.); d. The units shall not impede ADA accessibility; and e. The units shall not be located within a surface parking area or landscaped area, and shall be situated such that it abuts a building facade. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site is comprised of three parcels that total 15.9 acres in area, which exceeds the minimum lot size requirement. The proposed site plan includes reconfigured lot lines, any new or adjusted lots would be required to meet minimum lot standards of the CA zone. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Compliance with this requirement would be verified at the time of formal land use review. 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-foot minimum front/side yard along a street setback; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. Any additions or new structures would be reviewed for compliance with the setback requirements. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. Any new buildings and modifications to the existing structure would be reviewed for compliance with building height requirements. The proposed one-story 24- foot high structure would comply with the height requirements permitted in the CA zone. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Home Depot Preapplication Meeting September 16, 2021 Surface parking lots with 100 or more parking spaces are required to provide 35 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4-070F Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). . Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped a rea shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, 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. 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 twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (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. Home Depot Preapplication Meeting September 16, 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 independent review of any land use application that involves tree removal and land clearing at the City’s discretion. A tree retention plan is required at the time of formal land use application if any trees are proposed for removal. Screening - All surface mounted or rooftop-operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking – The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Retail 109,800 Min/Max: 2.5 spaces / 1,000 sf of net floor area 275 Uncovered commercial area, outdoor nurseries 32,580 A minimum and maximum of 0.5 spaces per 1,000 square feet of retail sales area in addition to any parking requirements for buildings. 16 Based on the areas provided, a total of 291 parking spaces would be required for the proposed Home Depot. The proposal for 306 stalls would exceed this requirement. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. The applicant will be required at the time of formal land use application to provide det ailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compac t dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Home Depot Preapplication Meeting September 16, 2021 Bicycle parking shall be provided at a rate of 10 percent of the number of required parking spaces. Vehicular Connection: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with this requirement would be verified at the time of land use application. Access – The site currently has four access points, two from Talbot Rd. S and two from S Grady Way. All four existing access points are proposed to be maintained. Driveway widths are limited by the driveway standards, in RMC 4-4080I. There shall be no more than two (2) driveways for each three hundred thirty feet (330') of street frontage serving any one property or among abutting properties under unified ownership or control. For each additional one hundred sixty five feet (165') of street frontage an additional driveway may be allowed. Urban Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required.. See 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 facade 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. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • 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. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. It does not appear that the proposed elevation provide weather protection along 75% of the length of the facades fronting public streets. Home Depot Preapplication Meeting September 16, 2021 • Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). Additional widows are required on upper portions of the building. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of 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). Where windows or storefronts occur, they must principally contain clear glazing. Additional glazing is required along the facades fronting on Talbot Rd S and S Grady Way. As the façade fronting on Talbot Rd S includes an fenced outdoor garden area, the applicant would be required to provide equivalent amenities in lieu of the required glazing. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. See Gig Harbor Home Depot for examples of exterior building and site design attributes (specific examples include but are not limited to stamped concreted along the vehicle lane separating the building from the parking lot, delineated pedestrian walkways through the parking lot to the building entrance, as well as large mature tree species within the parking lot landscaping) Critical Areas: A stream and wetland are mapped on the eastern portion of the project site, in addition a seismic hazard area and protected and sensitive slopes are mapped on the site. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes alterations to an existing commercial buildings in excess of 4,000 square feet with more than 20 parking spaces. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review, a Lot Line Adjustment, and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The application fees would total $6,804 ($3,800 Site Plan Review + $1,600 SEPA Review + $1,080 Lot Line Adjustment + $324 technology fee = $6,804), all fees are subject to change. Any modifications requested would require an additional $250 fee. 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. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting Home Depot Preapplication Meeting September 16, 2021 shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to o r greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed. • A Transportation Mitigation Fee based on the fee established in the ITE manual would be required. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment.