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HomeMy WebLinkAboutPRE23-000265_Meeting SummaryPREAPPLICATION MEETING FOR The Harrington PRE 23-000265 CITY OF RENTON Department of Community & Economic Development Planning Division August 31, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7290, 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: August 14, 2023 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Harrington Mixed Use 1. The fire flow requirement is 3,250 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code. Fire hydrants shall also meet maximum spacing requirements of 300-feet on center. A looped water main is required for all fire flows over 2,500 gpm. Water main extensions will be required in order to meet these requirements. Alternatively, building designs can reduce required fire flows. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family unit, office space use fee is $0.26 per square foot, retail use fee is $1.25 per square foot and restaurant use fee is $5.92 per square foot. No fee for parking garage areas. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Project as designed will not meet this requirement. Fire lane signage required for the on-site roadways. The required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20 feet wide and fully paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. 5. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. The building 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. THE DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 31th, 2023 TO: Jill Ding, Planner FROM: Sam Morman, Civil Engineer SUBJECT: The Harrington 935 Harrington Ave NE PRE23-000265 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) 7227500635 and 7227500630. 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. There is an existing Highlands 435 Low Pressure Zone 12-inch water main located in Harrington Ave NE that can deliver a maximum flow capacity of 2,500 GPM (see water plan no. W-111411). 3. There is an existing Highlands 565 High Pressure Zone 12-inch water main located in Harrington Ave NE that can deliver a maximum flow capacity of 4,800 GPM (see water plan no. W-317907). The static water pressure is approximately 103 psi at ground elevation of 326 feet. A pressure reducing valve will be required downstream of the water meter(s). 4. There is an existing 1-inch domestic water meter, and an existing 1-inch irrigation meter (facility ID number MTR-011400 and MTR-011399) serving the lot from the Highlands 435 Pressure Zone main. 5. There are two existing fire hydrants located on the east side of Harrington Ave NE adjacent to the property. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,250 GPM. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 GPM. 7. 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 looping water main around the proposed building, connecting to the water main in the 565 hydraulic zone. • 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 fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. 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 no. 360.2. 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. • Installation of additional fire hydrants around the building as required by the Fire Authority. • A hydrant is required within 50 feet of the 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. • Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. i. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. • Installation of a separate water meter for the commercial portion of the building. i. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. • A pressure reducing valve is required downstream of the domestic water meter as water pressure exceeds 80 psi. • Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. • Installation of a separate water meter for landscape irrigation. i. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. ii. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 8. The site plan provided does not show adequate on-site space for the installation of large water meter vaults, fire sprinkler DCDA vault, and backflow prevention assemblies. The meter vaults will need to be placed within easement on private property. 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 2023 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 $4,850 per meter, 1-1/2 inch meter is $24,250, a 2-inch meter is $38,000, 3-inch meter is $77,600 and 4-inch meter is $121,250. • 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, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. Fee is payable at permit issuance. For service lines larger than 2”, the contractor is responsible for materials and installation. • 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 provided and installed by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. • The SDC fee for fire service is based on the size of the fire service lines 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. a. This project is located in the Highlands Watermain Improvements Special Assessment District #0041 as established by City Ordinance No. 5462, with recording number 20090804000500. Based on the special assessment charge of $204.95 per Front-Foot, 379.35 total front-foot, and an interest charge of 5.30% per annum (maximum 10-year accrual), the following assessment will apply: i. Frontage Charge for Tax Parcel 7227500635 = $68,987.70 ii. Frontage Charge for Tax Parcel 7227500635 = $18,877.14 • • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cit yofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 15-inch ductile iron gravity wastewater main located in Harrington Ave NE (record drawing S-048809). 3. There is an 18-inch PVC gravity wastewater main located in NE Sunset Boulevard (see record drawing S-315025). 4. A separate side sewer will be required for the residential and commercial portions of the building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 5. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 6. A grease trap/interceptor is required for any commercial kitchen. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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 2023 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 is $3,650.00 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-inch meter, $58,400 per 3-inch meter, and $91,250 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=10067864&dbid=1&repo=Cityof Renton Surface Water 1. There is an existing 12-inch stormwater main located along the northern frontage, along NE Sunset Boulevard (see record drawing S-315025). 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 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 (Matching Existing) Standard. The site falls within the East Lake Washington drainage basin and the John’s Creek sub basin. 3. 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 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 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. 5. 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 2022 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. 6. A geotechnical soils report for the site is required per the 2022 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. 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 charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts an alley to the west, and NE Sunset Blvd to the north, Harrington Ave NE to the west, and is located adjacent to the intersection of Harrington Ave NE and NE Sunset Blvd. • The proposed project fronts an alley along the west property line. Existing right-of-way (ROW) is approximately 16 feet according to the King County assessor map. To meet the City's complete street standards for Alleys minimum ROW is 16 feet. Per City code 4-6-060 half street improvements shall include a minimum pavement width of 12 feet and storm drainage improvements. i. If fire hydrants are required to be along the west side of the building (alley side) by the Renton Fire Authority, dedication will be required to accommodate for fire access. • NE Sunset Boulevard is classified as a principal arterial street. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 5 lanes is 103’. The minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. i. Per the King County Assessor’s Map, the existing right of way width for NE Sunset Boulevard is approximately 100’ along the project frontage. There is a 0.5’ curb and 5’ sidewalk along the NE Sunset Boulevard frontage. ii. The City’s Transportation Department has a capital improvement project along this portion of NE Sunset Boulevard. The City’s 30% preliminary design plans have delineated additional right of way that is needed to construct the improvements. Right of way on this site that has been preliminarily determined as needed varies along the NE Sunset Boulevard frontage. The City will require that dedication in accordance with the latest version of the capital improvement project plans is provided along the NE Sunset Boulevard frontage and at the NE Sunset Boulevard and Harrington Avenue NE corner. The Applicant will be responsible for the installation of new frontage improvements along the NE Sunset Boulevard frontage and at the corner of NE Sunset Boulevard and Harrington Avenue NE. • The proposed development fronts Harrington Avenue NE along the east property line(s). Harrington Avenue NE is classified as a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. i. However, this street is identified in the Bicycle and Trails Master Plan and the Sunset Area Master Plan as a Neighborhood Greenway. Applicant shall coordinate with staff during design development to determine final street section. 2. The new street intersection radius must be a minimum of 35’. 3. Street grades shall not exceed 15 percent. 4. 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. 5. 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. 6. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 7. 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. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2023 transportation impact fee for condominium / duplexes is $6,345.23 per dwelling. • Unless noted otherwise in the Fee Schedule, the 2023 transportation impact fee is $8,031.94 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5-feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2023 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: August 31, 2023 TO: Pre-Application File No. 23-000265 FROM: Jill Ding, Senior Planner SUBJECT: The Harrington 9XX Harrington Ave NE (Parcel Nos. 7227500635 and 7227500630) 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, , and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The project site is comprised of two vacant parcels located at the southwest corner of NE Sunset Blvd and Harrington Ave NE (parcel nos. 7227500635 and 7227500630). The property totals 30,930 sq. ft. (0.71 acres) and located within the CV zone and Urban Design District D. The proposal is to construct a mixed-use building with four to six stories, 56 dwelling units (including a mix of one bedroom and two-bedroom apartments), an amenity and lobby space, commercial space, and a partially below ground level parking structure. Two concepts were submitted including, approximately 3,808-6,272 square feet of ground level commercial space with 65-72 parking spaces. Access to the site is proposed via an existing alley located to the west of the project site. The City’s COR mapping system does not indicate any critical areas are on or within close proximity of the site. Current Use: The subject property is currently vacant. Zoning and Land Use Designation: The subject property is located within the Center Village zoning classification. Attached dwellings - Flats are permitted within the CV zone. Standalone residential buildings are permitted within the CV zone, west of Harrington Ave NE provided commercial space is included on site pursuant to RMC 4-4-150, Residential Mixed-Use Development Standards. Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. The Harrington Preapplication Meeting August 31, 2023 Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. Mixed Use Standards: For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary facade. The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is generally proportional to the increased depth of commercial space. Groundfloor commercial is required along NE Sunset Blvd for properties in the CV Zone abutting NE Sunset Blvd east of Harrington Avenue NE. Any development wherein dwelling units are proposed shall provide gross commercial square footage equivalent to forty percent (40%) of the gross ground floor area of all buildings on site. At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the building in conformance with the following standards: 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. 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 “CV standards” herein) and any special requirements/limitations of the Sunset Area Community Planned Action Ordinance. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. 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 The Harrington Preapplication Meeting August 31, 2023 areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Developments meeting the definition of a shopping center are not required to deduct areas within access easements from the gross site area for the purpose of calculating net density. The proposed 56 total units on the 0.71 acre site would result in a gross density of 78.87 du/ac, which is within the density range permitted in the CV zone. The applicant would be required to submit a density worksheet demonstrating compliance with the net density requirements. Minimum Lot Size 25,000 square feet A lot combination would be required, the total lot area would total 30,930 sq. ft. which would exceed the minimum lot size required. Minimum Front Yard/Secondary Front Yard 15-feet. Compliance with the setback requirements would be verified at the time of formal land use review. Maximum Front Yard/Secondary Front Yard 20-feet Compliance with the setback requirements would be verified at the time of formal land use review. Minimum Rear Yard / Side Yard None – Except if the 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. Compliance with this standard would be verified at the time of formal land use application. Building Orientation See urban design regulations in RMC 4-3-100. Commercial uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. The front entry of residential only uses shall be oriented to a public street. Required Location for Parking Residential Uses: Structured parking shall be required. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Commercial Uses: 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. The Harrington Preapplication Meeting August 31, 2023 Max. Building Height 50 ft., except 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 4-6 story building would have a height ranging from 45-65 feet, which would comply with the building height requirements. 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. The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. 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. 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 these standards 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. There are existing London Plane street trees that would be required to be retained as part of redevelopment of the project site. 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. Tree Preservation: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. The Harrington Preapplication Meeting August 31, 2023 TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H.1.e can be met. The Harrington Preapplication Meeting August 31, 2023 Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 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. Retaining walls greater than 4- feet require a separate building permit. Retaining walls are limited to 6-feet in height with the exception of front yard setbacks where the limitation is 4-feet. 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. Screening: All on-site surface mounted utility equipment shall 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. 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 the following: roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclosures. Compliance with this standard would be verified at the time of formal land use application. 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). No surface parking is permitted between the primary structure and front property line (RMC 4- 4-100E.2). 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 56 dwelling units, the project site would be required to provide a minimum of 56 spaces up to a maximum of 98 spaces. Commercial uses within vertical mixed-use developments are required to provide a minimum of 2.5 spaces per 1,000 square feet of net floor area and a maximum of 5.0 spaces per 1,000 square feet of net floor area. Based on the proposal for 3,808-6,272 sq. ft. of commercial uses, the project site would require a minimum of 10 spaces for option 2 and 16 spaces for option 1 and a maximum of 19 spaces for option 2 and 31 spaces for option 1. The proposal would be required to provide a total minimum of 66 spaces for option 2 and a minimum of 72 spaces for option 1 up to a total maximum of 117 spaces for option 2 and 129. The pre-application materials indicate that the site plan for option 1 would result in 65 spaces and the site plan for option 2 would result in 72 spaces would be provided. The proposal for 65 spaces for option 2 would be one space less than the 66 minimum required, the proposal for 72 spaces for option 1 would comply with the 72 minimum spaces required. 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 Harrington Preapplication Meeting August 31, 2023 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. 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. 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. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080F.11.b for complete information regarding bicycle parking standards. Based on a proposal of 56 attached residential units, a total of 28 bicycle stalls would be required. 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. The proposal would be required to provide ten percent (10%) of the number of required off- street vehicle parking spaces as bicycle parking for the retail use. Based on 10 required vehicle parking spaces for option 2 and the 16 required spaces for option 1, the proposal would be required to provide 1-2 bicycle parking spaces for the commercial development. Bicycle parking must be shown on the land use application submittal materials. Access: Access to the site is proposed via an existing alley located to the west of the project site. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. 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. The Harrington Preapplication Meeting August 31, 2023 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. 5. Access to parking lots and garages shall be from alleys, when available. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. 6. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. 7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 8. 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. 9. 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. 10. 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. 11. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 12. Building roof lines shall be varied and include architectural elements to add visual interest to the building. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. 13. 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. 14. All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. 15. 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 The Harrington Preapplication Meeting August 31, 2023 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 does not currently identify any critical areas on the subject property or within the nearby vicinity. 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 be required to obtain Hearing Examiner Site Plan approval and a Lot Combination. The application would be reviewed in an estimated time frame of 12 weeks following acceptance of a complete application. The 2023 Hearing Examiner Site Plan Review application fee is $4,270.00 and the Lot Combination fee is $570. Any modification requests to code standards are $290.00 per modification. There is an additional 5% technology fee assessed on all applicable land use fees at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the City’s website at www.rentonwa.gov. Other informational applications and handouts can be found on the City’s Digital Records Library. The city requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. See the Public Information Sign handout on the City’s website for more information and specifications. 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 locat ion 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 develop er-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 require the applicant to install a public outreach sign. Public outreach The Harrington Preapplication Meeting August 31, 2023 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 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 2023 impact fees are as follows: • A Fire Impact Fee assessed at the rate of $964.53 per multi-family unit, $0.26 per square foot of office use, $1.25 per square foot of retail use, and $5.92 per square foot of restaurant use. • A Transportation Impact Fee assessed at $7,550.02 per new dwelling unit, $16.39 per square foot of office and $68.51 per square foot of restaurant use. • A Renton School District Impact Fee assessed at $3,697.00 per new dwelling unit. Plus a 5% service fee. • A Parks Impact Fee assessed at $2,222.84 per new dwelling unit. 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 Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to schedule a prescreen appointment. Expiration: Site plan approval is valid for two years with a possible two-year extension.