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HomeMy WebLinkAboutPRE22-000149_All Bright Mountain Building Meeting Summary_20220519DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR All Bright Mountain Building 2502 NE Sunset Blvd/1100 Edmonds Ave NE PRE 22-000149 May 19, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: May 10, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: All Bright Mountain Mixed Use 1. The preliminary fire flow is 2,750 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Fire flows over 2,500 gpm require looped water mains around the building. There are no existing water mains adjacent to the proposed building. Extensive water main supply lines will be required to be installed on and adjacent to the proposed building. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit, $1.29 per square foot of hotel space, $0.56 per square foot of church space, $0.26 per square foot of office space and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. No charge for parking garage areas. Credit is due for the removal of any existing buildings. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150- feet of all points on all buildings. Fire lane signage required for the on- site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Dead end access routes shall have approved fire apparatus turnarounds. If turnaround go through buildings like parking garages, minimum width of 20-feet and vertical clearance of 13-feet, 6-inches shall be met. Maximum grade is 15 percent. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 19, 2022 TO: Brittany Gillia, Assistant Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: All Bright Mountain Mixed Use 1100 Edmonds Ave NE PRE22-000149 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) 092305- 9058 & 092305-9161. 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 Highlands 565 Pressure Zone. 2. The static water pressure is approximately 110 psi at ground elevation of 310 feet. 3. Due to low static water pressure, the existing 16-inch and 8-inch water mains located in Edmonds Ave NE cannot be used to provide domestic and fire services (435 pressure zone). 4. There is an existing 12-inch water main (565 hydraulic zone) located in Tract-B and Tract-A of Willowcrest Phase I that can deliver a maximum flow capacity of 2,800 GPM (see record drawing W- 4085). The Willowcrest Phase II project anticipates bringing the water main to the west and into Edmonds Ave NE. 5. There is an existing 12-inch water main and associated stubs (565 hydraulic zone) located in Sunset Lane NE that can deliver a maximum of 5,200 GPM (see record drawing W-3875). 6. There is an existing 12-inch water main (565 hydraulic zone) located in the intersection of Harrington Ave NE that can deliver a maximum of 4,900 GPM (see record drawing W-3179). 7. 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 2,750 GPM. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 8. Based on the information provided with the pre-application submittal documents, 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 the items that follow. • Installation of a minimum 12-inch water main within the existing and proposed interior access roads connecting to the existing 12-inch water mains located in the 565 hydraulic zone. The extension of the mains will either require easements crossing neighboring properties or extensive water main extensions measure 1,700+ lineal feet along Edmonds Ave NE and NE Sunset Blvd. The loop shall extend to the southeastern extents (corner) of the property along the frontage of NE Sunset Blvd. • A minimum 10-foot setback is required from the building foundation to the water main. • If required fire flow can be brought down to 2,500 GPM or less, the water main extensions to create a looped system are not required. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main • Installation of a separate water service and meter (minimum 1-inch) for the commercial portions of the building and for the residential portions of the building. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. The residential domestic water meter shall have a double check valve assembly (DCVA) installed behind the meter on private property and the commercial water meter shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property. Installation of backflow assemblies inside the building is strongly encouraged if the location is approved by the City Plan Reviewer and City Water Utility Department. All vault and meter lids in the sidewalk shall conform to the City’s Downtown Streetscape Design Standards and Guidelines. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • A fire sprinkler system is required on the new tower building and the parking garage. The installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to each building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on private property in an outside underground vault per City Standard Plans 360.1 – 360.4 as applicable. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. If installed within the building, the backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of each building’s fire sprinkler system fire department connection (FDC). • Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if they are not already equipped with one. 9. 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 K of the City’s 2019 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 structures cannot be installed over the water main unless the water main is installed inside a steel casing. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. 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 2022 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water meter(s) to serve the project. The current water fee for a single 1-inch meter is $4,500.00 per meter, 1-1/2 inch meter is $22,500, a 2-inch meter is $36,000.00, 3-inch meter is $72,000.00 and 4- inch meter is $112,500. • The SDC fee for fire service is based on the size of the fire service line to serve the project. • Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Edmonds Ave NE (see record drawing S-111418). There is also an existing 18-inch gravity wastewater main located in NE Sunset Blvd (see record drawing S-315023). 3. There is an existing 6-inch concrete sewer stub serving the 092305-9161 property. There are no side sewer records on the property indicating whether the existing stub serves both buildings. Demolition of the existing structure near the north property line will need to confirm if the structure is served by the stub or contains a septic drainfield. Decommission of the stub or drainfield will be required as a portion of the demolition permit application. 4. Existing side sewers will be required to be cut and capped during demolition of the structures. If the existing side sewer to the office building will be used to connect the new parking garage, the side sewer shall be TV’d to determine if the existing side sewer can be used. 5. An 8-inch private sewer main extension may be required to service the proposed development depending on the final proposed layout of the buildings and lot lines. Otherwise, the applicant will need to demonstrate how all the buildings will be served by side sewers. The sewer main, stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. Maintenance access shall be provided for the entire sewer line with an access road to each manhole. 6. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 7. Retail space will need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The grease interceptor shall be sized 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 and shall be located so that it is accessible for routine owner maintenance. 8. The existing sewer stubs may be reused if the depth and location are suitable for the proposed development and if the stub is CCTV’d and found to be acceptable to the City. If acceptable the stub shall be lined. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2-inch meter, $28,000 per 2 inch meter, $56,000 per 3-inch meter, and $87,500 per 4-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Surface Water 1. There is an existing 24-inch stormwater main on the east side of Edmonds Ave NE (no record drawing is available). There is also an existing 24-inch stormwater main on the north side of Sunset Blvd NE (no record is available). 2. There is an existing, private, 8-inch stormwater main on the southwest side of the parcel serving the existing office building and parking lot (no record is available). 3. Critical areas on site that may affect stormwater review include: landslide hazard and regulated slopes. 4. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the East Lake Washington drainage basin. 5. Storm drainage improvements 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. 6. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 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 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. The geotech report should include an on-site infiltration test and include the measured infiltration rate to clearly show if the site is suitable or unsuitable for infiltration. 10. Erosion control measures to meet the City requirements shall be provided. 11. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 13. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRento n Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Edmonds Ave NE to the west, and NE Sunset Blvd to the southwest and is located adjacent to the intersection of Edmonds Ave NE and NE Sunset Blvd. • Edmonds Ave NE is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 106 – 181 feet however the road is not centered and there is approximately 51 feet of ROW from the road centerline to the property line. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. No dedication is required. i. However, Edmonds Ave NE falls within the City’s adopted Sunset Area Green Connection plan. To meet half street requirements minimum ROW width for half street improvements is 41.5 feet. The required half street improvements include a half street pavement width of 24 feet from the centerline of the right-of-way, a 0.5- foot curb, a 9-foot bio-swale, an 8-foot sidewalk, and storm drainage improvements. • NE Sunset Blvd is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 80 – 91 feet however the road is not centered and there is approximately 55 feet of ROW from the road centerline to the property line along the majority of the south property line reducing to 45 feet at the southeast corner. To meet the City’s complete street standards for Minor Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 66 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Up to 10 feet of right of way may be required to be dedicated near the site’s southeast corner. i. However, NE Sunset Blvd falls within the City’s adopted Sunset Community Planned Action. To meet half street requirements minimum ROW width for half street improvements is 51.5 feet. The required half street improvements include a half street pavement width of 29 feet from the centerline of the right-of-way, a 0.5-foot curb, a 8-foot planter strip, a 12-foot trail/sidewalk, 2-foot clear space at the back of walk, street trees, and storm drainage improvements. Up to 10 feet of right-of-way dedication may be required near the site’s southeast corner. ii. The access from NE Sunset Blvd will be restricted to right-in right-out only access (no left turns). C-curbing will be required to be provided on NE Sunset Blvd to prevent left turns to the site access. 2. Intersection improvements on the northeast corner of the intersection of NE Sunset Blvd and Edmonds Ave NE will be required to accommodate the site’s frontage improvements. Improvements may include: relocation of the existing traffic light, upgrading of ADA ramps at the northeast corner and any receiving ramps across the street, relocation of push button signals and relocation of signal equipment. 3. The bus stop along the NE Sunset Blvd improvements will likely require relocation and/or rebuilding to current Metro standards. Coordination with KC Metro will occur during the land-use approval phase to determine the scope of improvements. 4. The proposed plans indicate installation of a private internal access road. Private roads shall meet the requirements for fire truck turning and loading, see fire comments for additional details. 5. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit for the project and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. An ADA compliant accessible route of travel (ART) is required to be provided from the public right-of-way sidewalks to the building’s main entrance and from the accessible parking stalls. 6. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. 7. For dead end streets that exceed 150-feet in length require an approved hammerhead turnaround. 8. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 9. 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. See RMC 4-6-060 for street lighting requirements. 10. 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. 11. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 12. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2022 transportation impact fee for condominium / duplexes is $5,645.22 per dwelling. • Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2019 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 19, 2022 TO: Pre-Application File No. 22-000149 FROM: Brittany Gillia, Associate Planner SUBJECT: All Bright Mountain Building 2502 NE Sunset Blvd 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 applicant is proposing to develop a vacant property located at 2505 NE Sunset Blvd (APN 0923059058) into a 6-story mixed use building with underground parking. The subject parcel is a triangular 34,454 square foot (0.79 acre) lot located in the Commercial Village (CV) zone and Urban Design District ‘D’. The building is proposed to contain a lobby and retail on the first (1st) floor, 18 dwelling units on the second and third (2nd & 3rd) floors, 16 guest rooms on the fourth (4th) floor, offices and a photo studio on the fifth (5th) floor, and a lecture hall for religious worship on the sixth (6th) floor. Access is proposed via a driveway off of NE Sunset Blvd and if additional parking is required, the applicant proposes to develop a 2-story parking garage and additional parking spaces on the neighboring lot that is under the same ownership to be connected via a driveway extension across the lots. According to the City’s online mapping system, COR Maps, the site is mapped with moderate landslide hazards, protected slopes. Current Use: The subject property is currently vacant. Zoning, Land Use Designation, and Overlays: The subject property is located within the Center Village (CV) zoning classification and Commercial Mixed Use (CMU) land use designation. The site is also within the Urban Design District ‘D’ overlay and within the boundaries of the Sunset Area Community Planned Action Ordinance. Retail, attached dwellings and congregate residences are permitted uses within the CV zone. In the CV Zone, office and conference uses are not allowed for parcels fronting or taking primary access from Edmonds Avenue NE. Religious uses in the CV zone require a Hearing Examiner Conditional Use Permit. 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 All Bright Mountain Building Page 2 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 (noted as “CV standards” herein) and any special requirements/limitations of the Sunset Area Community Planned Action Ordinance. Development Standard CV Zone Density The density range allowed in the CV zone is a minimum of 20.0 to a maximum of 80.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. A net density calculation could not be determined at the time of the preapplication meeting. The proposed gross density for the 18 dwelling units would be approximately 23 dwelling units per acre. A Density Worksheet that identifies the net density calculation that excludes frontage dedications will be required with the land use application. Minimum Lot Size 25,000 square feet No changes in lot area are proposed. Minimum Front Yard/Secondary Front Yard 15-feet. It is not clear if the building as shown on the site plan meets the minimum front yard setbacks. Compliance with this standard would be verified at the time of formal land use application. Maximum Front Yard/Secondary Front Yard 20-feet Minimum Rear Yard / Side Yard None, except 15-feet if lot abuts a lot zoned residential. Maximum Lot Coverage and Impervious Surface Coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. 65-percent would be required as some surface parking is proposed. Compliance with this standard would be verified at the time of formal land use application. Building Orientation The front entry of residential only uses shall be oriented to a public street. Required Location for Parking Residential - Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. All Bright Mountain Building Page 3 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 Commercial - Parking may not be located between the building and the public street unless located within a structured parking garage. Mixed Use -Joint parking is required subject to RMC 4-4- 080E3. Max. Building Height 70 ft. for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. The proposed 6-story building appears to comply with the building height requirements. Residential Mixed Use Development Standards – The proposal would be subject to the ground floor commercial space standards from the Residential Mixed Use Standards set forth in RMC 4- 4-150 that include the following: a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Refuse and Recycling Areas: Refuse and recycling areas shall meet the requirements of RMC 4-4- 090, “Refuse and Recyclables Standards” please refer to these standards in their entirety. For multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. Additionally, at least one deposit area/collection point for every 30 dwelling units is required. In office developments, a minimum of two (2) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. 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 100 square feet shall be provided for recycling and refuse deposit areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located within 50- feet of a lot zoned residential, except by approval through the site plan review process. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Fire Code, and that collection points are easily and safely accessible to hauling trucks. All Bright Mountain Building Page 4 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases where Zoning Code fencing provisions conflict with the six foot (6') wall or fence requirement, the Zoning Code provisions shall rule. Compliance with these standards will need to be shown in the land use application. Screening: All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Shielding shall consist of roof wells, clerestories, parapets, walls, solid fencing or other similar solid non-reflective barriers or enclosures. All on-site surface mounted utility equipment shall also be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. Compliance with this standard would be verified at the time of formal land use application. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The following types of landscaping would be required with your proposal: • Street frontage landscaping: 10-feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). • Planter strip parking: Street trees and groundcover shall be planted between the curb and sidewalk along the property’s frontage. Trees shall be from the City’s approved street tree list. • Surface parking lot landscaping: A 10-foot perimeter lot landscaping screen that provides trees planted at a rate of one per 30 lineal feet, shrubs at a minimum rate of one per 20 square feet, and groundcover. • Interior parking lot landscaping: Surface parking containing 15-50 spaces requires 15 square feet of interior parking lot landscaping per space. Any interior parking lot landscaping area shall be sized to dimensions of at least 8-feet by 12-feet. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover per the planting standards set forth in RMC 4-4-070H.5 Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of land use application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a All Bright Mountain Building Page 5 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. City of Renton tree retention regulations will be updated later this year. The project application will be required to comply with the regulations in effect at the time of formal land use application. This meeting does not vest the proposal to code that was in effect at the time the meeting notes were prepared. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be required with the land use application if any trees are proposed to be removed. Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this project, the location must be designated on the landscape plan. A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall height), shall require a building permit. Retaining walls in commercial zones are limited to 8-feet in height. Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in height within fifteen feet (15') of the front yard property line. In no case shall a fence, hedge, or retaining wall exceed forty two inches (42") in height in any part of the clear vision area as defined by RMC 4-11-030, Definitions C. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. A fence and/or wall detail shall also be included on the plan. Please refer to RMC 4-4-040 for fence and retaining wall requirements. Parking: The City’s current off-street parking, loading area, and driveway requirements will apply to the entire site with the addition of new buildings (RMC 4-4-080B.1.b). Attached residential uses are required to provide 1 parking spaces per dwelling unit up to a maximum of 1.75 spaces per dwelling unit. Based on the proposal for 18 dwelling units, the project site would be required to provide a minimum of 18 spaces up to a maximum of 32 spaces. Retail uses are required to provide a minimum and maximum of 2.5 parking spaces per 1,000 square feet of net floor area. Based on the proposal for 5,300 sq. ft. of retail uses, the project site would require a minimum and maximum of 13 spaces. All Bright Mountain Building Page 6 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 Congregate residence uses are required to provide a minimum and maximum of 1 space per sleeping room and 1 for the proprietor, plus 1 additional space for each 4 persons employed on the premises. The proposal does not provide enough information to determine the number of parking spaces needed for the congregate residence use. Based on the proposal for 16 “guest rooms”, the project site would be required to provide a minimum and maximum of 17 spaces, plus additional spaces required for employees. Office uses are required to provide a minimum of 2 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Based on the proposal for 6,300 sq. ft. of office uses, the project site would require a minimum of 13 spaces and a maximum of 28 spaces. Religious institutions are required to provide a minimum and maximum of 1 parking space for every 5 seats in the main auditorium; however, in no case shall there be less than 10 spaces. There is not enough information provided with the submitted materials to determine the parking requirements for the religious institution uses. The proposal would be required to provide a minimum of 61 spaces plus the spaces required for the religious institution use and congregate residence use that were not able to be calculated with the information provided. The proposal would be required to provide up to a maximum of 90 spaces plus the spaces required for the religious institution use and congregate residence use that were not able to be calculated with the information provided. The pre-application materials indicate that a total of 59 spaces would be provided on site, and 28 surface parking stalls and a two-story parking garage containing 60 stalls could be developed on the neighboring lot to the north if needed. If the applicant proposes to utilize the adjacent lot for parking, a joint use parking agreement would be required per RMC4-4-080 E.3. The abutting parcel would need to be included in the site plan review for the project proposal. Required parking for residential uses shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. No surface parking is permitted between the primary structure and front property line (RMC 4-4-100E.2). Any additional parking may not be located between the building and public street unless located within a structured parking garage. Commercial use parking may not be located between the building and the public street unless located within a structured parking garage. Surface parking is shown on the southwest portion of the abutting property located between the building and NE Sunset Blvd which does not meet the CV zone development standard. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site (and the abutting site if Joint Use Parking Facilities are proposed). 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, compact 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. All Bright Mountain Building Page 7 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 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. The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit plus ten percent (10%) of the number of required off-street vehicle parking spaces for the retail, office, religious institution and congregate residence uses. Spaces shall meet the respective requirements of subsections F11b and F11c of RMC4-4-080 F11, Bicycle Parking Standards. 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. See RMC 4-4-080F.11 for complete information regarding bicycle parking standards. The submitted materials did not provide enough information to provide a detailed analysis. Bicycle parking must be shown on the land use application submittal materials. Access/Driveways: Access to the site is proposed via a driveway off of NE Sunset Blvd. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the other requirements of RMC4-4-080. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. 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. 3. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5-feet wide. Buildings that are taller than 30-feet in height shall also ensure that the weather protection is proportional to the distance above ground level. 4. At least one of the following design elements shall be used to promote a transition to surrounding uses: a. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or b. Building articulation to divide a larger architectural element into smaller increments; or c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. All Bright Mountain Building Page 8 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 5. Parking shall be located so that no surface parking is located between: a building and the front property line; and/or a building and the side property line (when on a corner lot). 6. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 7. 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. 8. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. 9. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 10. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. Site furniture shall be provided and shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. 11. 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. 12. All attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided. Please refer to RMC 4-3-100E.4 Recreation Areas and Common Open Space for a menu options on how to meet the open space requirements. 13. All building facades shall include modulation or articulation at intervals of no more than 40- feet. Modulations shall be a minimum of 2-feet deep, 16-feet in height, and 8-feet in width. 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 façade. 14. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 15. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. 16. 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). All Bright Mountain Building Page 9 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 17. Building roof lines shall be varied and include architectural elements to add visual interest to the building. 18. Building 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. 19. All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. 20. Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Critical Areas: The City’s COR mapping system indicates potential slopes of up to 40-percent and moderate landslide hazard area on the property’s south and southwest perimeter. A geotechnical report would be required with the formal land use application that provides recommendations to safely redevelop the site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to site development or building construction. Environmental Review: The subject property is within the Sunset Area Planned Action. When a project is proposed within a planned action area, the environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. An environmental checklist and EIS consistency analysis must be completed and submitted with the application to verify compliance with the EIS. No other environmental action is required if the proposal is compliant with the planned action. If the proposal exceeds the development thresholds or alters the assumption and analysis specified in the planned action ordinance, further environmental review may be required. Permit Requirements: The proposal will require Hearing Examiner Conditional Use Permit (CUP) and Site Plan Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2022 application fee for Hearing Examiner Conditional Use review would be $3,3000.00. The 2022 Site Plan Review fee would be $3,800.00. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed 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 new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” 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 at https://www.rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9672962 under Design & Construction Standards. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). All Bright Mountain Building Page 10 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CV zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. Hearing Examiner Site Plan Review is required for all commercial projects adjacent to or abutting residentially zoned property. Conditional Use Permit: Per RMC4-2-060, Hearing Examiner Conditional Use Permit (CUP) review is required for any religious institution uses in the CV zone. Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. The following decisional criteria are considered when reviewing Conditional Use Permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits (Hearing Examiner Conditional Use Permit), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location All Bright Mountain Building Page 11 of 11 May 19, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000149 no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see RMC 4-8-090for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than ten million dollars require 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. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: • A Fire impact fee at the rate of $964.53 per multifamily unit, $1.29 per square foot of hotel space, $0.56 per square foot of church space, $0.26 per square foot of office space and $1.25 per square foot of retail space; • A transportation impact fee at the rate of $5,645.22 per new multifamily dwelling unit, $5.36 per square foot of “Church”/religious use and $7,145.85 per new net PM peak hour vehicle trip for non residential and non religious uses; • Renton School District Impact Fee at the rate of $4,737.00 (+5% administrative fee) per new multifamily unit unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee currently assessed at the rate of $1,977.62 per new multifamily dwelling unit. A handout listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Expiration: Upon both Conditional Use Permit and Site Plan Review approval, the decisions are valid for two (2) years with a possible two (2) year extension (RMC 4-9-070F). It is the applicant’s responsibility to monitor the expiration dates.