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HomeMy WebLinkAboutPRE23-000303_Meeting SummaryPREAPPLICATION MEETING FOR Monroe Mixed-Use PRE 23-000303 CITY OF RENTON Department of Community & Economic Development Planning Division October 5, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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: September 18, 2023 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Monroe Apartments 1. The fire flow requirement is 2,250 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the proposed building. One hydrant is required within 50-feet of all fire department connections for the fire sprinkler system and standpipe systems. Existing hydrants may be counted toward the requirements if they meet the current code. It appears that at least one new fire hydrant shall be added. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family unit and $1.25 per square foot of retail space. Credit will be granted for the existing building square footage removed. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler, 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 to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. 5. If this facility is equipped with an elevator, it shall be sized to meet the requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch by 84-inch stretcher. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2nd, 2023 June 20, 2011 TO: Jill Ding, Planning FROM: Huy Huynh, Development Engineering SUBJECT: 414 Monroe Ave NE Mixed Use 414 Monroe Ave NE PRE23-000303 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 092305-9171. 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 hydraulic zone. 2. The static water pressure is approximately 97 psi at ground elevation of 342 feet. 3. The site is located outside the City's Wellhead Protection Area Zones. 4. There is an existing 10-inch City water main located in Monroe Ave NE that can deliver a maximum capacity of 3,600 gallons per minute (gpm) - (Water Project No. W-0243). 5. There is an existing water service to the subject property: • 3/4-inch domestic service with 3/4-inch water meter (UB Ref #400001). 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 2,250 gpm, including the use of an automatic fire sprinkler system and non-rated construction. 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. • Per City code a looped water main is required around the building when the fire flow demand exceeds 2,500 GPM. Based on the preliminary fire flow demand as determined by the Fire Authority, a looped water main around the building is not required 414 Monroe Ave NE Mixed-Use, PRE 23-000303 Page 2 of 6 Oct 3, 2023 • 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 connecting to the existing 10-in water main in Monroe Ave NE. The fire sprinkler stub and related piping shall be designed 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 on-site and/or off-site 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 if the building has three stories or more. 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. • 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. • Existing ¾” water service shall be cut and cap at the water main • 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. A pressure reducing valve is required downstream of the domestic water meter as the water pressure exceeds 80 psi. 414 Monroe Ave NE Mixed-Use, PRE 23-000303 Page 3 of 6 Oct 3, 2023 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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. 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 credit will be given for the existing water service is abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&re po=CityofRenton SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing CIP-lined concrete sewer main located located west of Monroe Ave NE in the Renton Technical College parking lot (no record drawing currently exists). 3. The existing building is currently being served by an existing concrete side sewer. Based on the side sewer card, the existing side sewer connects to the main approximately 222 feet south of MH4943 (located in the RTC parking lot). 4. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6- 040 and City of Renton Standard Details. a. The existing concrete side sewer will be required to be removed. The new side sewer lines may utilize the existing trench location and connect to the main in the same place where the existing side sewer currently connects. 414 Monroe Ave NE Mixed-Use, PRE 23-000303 Page 4 of 6 Oct 3, 2023 b. A minimum of (2) new 6” minimum diameter sewer stubs are required for each of the residential and commercial uses. 5. An oil/water separator will be required for connecting the covered parking lot to sewer. If the lower level parking cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. 6. A grease interceptor is required if there is a commercial kitchen. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. 7. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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=Cit yofRenton Surface Water 1. There is an existing non-circular corrugated metal stormwater main located in the north-bound travel lanes of Monroe Ave NE directly adjacent to the project (see record drawing 12088). 2. There is an existing catch basin located within the flowline of Monroe Ave NE adjacent to the northwest corner of the site. The catch basin is connected to the existing non-circular corrugated metal stormwater main via an 8-inch corrugated metal pipe (see record drawing R-158003). 3. There is an existing catch basin located within the flowline of Monroe Ave NE adjacent to the southwest corner of the site. The catch basin is connected to the existing non-circular corrugated metal stormwater main via an 6-inch concrete pipe (see record drawing R-158003) 4. 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 Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Lower Cedar River drainage basin. The site does not fall within the City’s Aquifer Protection Area (APA). 5. 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 6. 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 414 Monroe Ave NE Mixed-Use, PRE 23-000303 Page 5 of 6 Oct 3, 2023 time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 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. 8. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 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. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Any removal of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 10. Erosion control measures to meet the City requirements shall be provided. 11. 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 Monroe Ave NE to the west and private property to the north, south and east. • The site fronts Monroe Ave NE, a Minor Arterial Street, on the west side of the property. The available right of way (ROW) width on the frontage of Monroe Ave NE is 60 feet (as per the King County assessor map). Per RMC 4-6-060, the minimum right of way width for a Collector Arterial with 4 lanes is 91’. Applicant will need to dedicate 15.5’ to meet current street standards. The minimum paved roadway width for a minor arterial with 4 lanes is 54’. The paved roadway section consists of 4 – 11’ travel lanes and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter strip, 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. 2. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 414 Monroe Ave NE Mixed-Use, PRE 23-000303 Page 6 of 6 Oct 3, 2023 5. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2023 transportation impact fee for apartment is $7,550.02 b. 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. A 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: http://rentonwa.gov/business/default.aspx?id=42473 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 2020 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: October 5, 2023 TO: Pre-Application File No. 23-000303 FROM: Jill Ding, Senior Planner SUBJECT: Monroe Apartments Mixed-Use – 414 Monroe Ave NE (APN 0923059171) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located on the east side of Monroe Ave NE, just north of NE 4th St at 414 Monroe Ave NE (APN 0923059171). The project site totals 15,625 square feet (0.36 acres) in area and within the Commercial Arterial (CA) zone and Urban Design District D. The applicant proposes to develop the property by constructing a 3-story, approximately 25,000 square foot mixed use building with 19 dwelling units, and 2,906 square feet of ground floor commercial retail space. The proposal would include 18 structured parking spaces and 9 surface parking spaces. Access to the site is proposed to be provide via one curb cut off Monroe Ave NE. No critical areas are mapped on the project site. Current Use: Currently the site is occupied with and old service station, proposed for removal. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Commercial & Mixed-Use designations are place areas with established commercial and office areas near principal arterials. Residential uses are allowed as part of mixed-use developments and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through Monroe Apartments Mixed-Use Page 2 of 10 October 5, 2023 mixed-use buildings. Retail sales and attached dwelling – flats are permitted uses within the CA zone. Attached dwelling units are permitted uses in the CA zone provided the buildings are mixed use with ground-floor commercial. In addition, the vertically mixed-use building must have at two (2) residential stories above ground floor commercial along any street in the CA zone. Within the CA zone, any development wherein dwelling units are proposed shall provide a minimum of 40% of gross commercial floor area equivalent to a percentage of the building footprint of all buildings on site containing residential dwelling units. At a minimum, the development shall include ground floor commercial space along any street frontage 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. For vertically mixed-use buildings, the façade 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 façade. 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. 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 ground floor consists of approximately 1,956 square feet of main floor commercial space with a 960 square foot mezzanine and proposed 17’-6” floor height between floor 1 and floor 2. The balance of the ground floor consists of 4,261 square feet of structured parking, a mechanical room, elevators, and stairs. The proposal for 1,956 square feet of the 7,184 square foot ground floor building footprint would result in a ground floor commercial space coverage of 27%. The proposal does not appear to provide the minimum required clear height requirement of fifteen feet below the mezzanine. The proposed commercial area would have a minimum depth of 17’-6”, which is less than the minimum twenty-foot (20’) depth requirement. 2. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Density – The minimum net residential density in the CA zone is 20 dwelling units per net acre. The maximum net residential density is 60 dwelling units per net acre in the Highlands Community Planning Area. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. After the deduction of 1,919 square feet of right-of-way dedication from the 15,625 square foot gross site area, the project site would have a net area of 13,706 square feet or 0.31 acres). The applicant is proposing 19 new dwelling units or 61 dwelling units per net acre (19 du / Monroe Apartments Mixed-Use Page 3 of 10 October 5, 2023 0.31 ac = 61 du/ac). The applicant would be required to submit a Density Worksheet and revise the project to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. The existing lot is 15,625 square feet, which exceeds the minimum lot size requirement of 5,000 square feet. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. The project site does not abut a residential zone, therefore no side or rear setbacks would be required. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet, except 70 feet for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. If appears that the proposed 3-story building would have a height less than 70 feet, which would comply with the maximum building height for vertically mixed use buildings. The final building height and coverage requirements would be verified at the time of formal application. Maximum Lot Coverage for Buildings – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. A portion of the parking is proposed would be structured parking. It is estimated that the building coverage is approximately 62 percent of the lot area (8,620 square feet / 13,706 square feet of net lot area = 62%). It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Monroe Apartments Mixed-Use Page 4 of 10 October 5, 2023 Attached Dwelling Units – Minimum Standards – The amount of habitable space, as defined by WAC 246-359-010, provided by any attached dwelling unit shall be equal to or greater than the following: Number of Bedrooms Required Amount of Habitable Space 1. Studio (no bedroom 400 square feet 2. One (1) 600 square feet 3. Two (2) 800 square feet 4. Three (3) 1,000 square feet 5. Four (4) 1,200 square feet Buildings containing four (4) or more attached dwelling units shall provide at least one unit with two (2) or more bedrooms for every four (4) units in the structure. One unit with three (3) or more bedrooms may be provided in place of any two (2) units required to include two (2) bedrooms. See RMC 4-4-155 for additional bathroom, kitchen, and storage standards. It is the applicant’s responsibility to demonstrate compliance with attached dwelling units – minimum standards at the time of formal application. 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In retail development 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 in retail development. In multi-family residential development, a minimum of one and one-half (1-1/2) square feet per dwelling unit shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Based on 19 dwelling units, and 2,906 square feet of ground floor commercial retail space, a collection area of approximately 131 square feet would be required for a refuse and recycling enclosure. Compliance with the refuse and recycling standards would be reviewed with the land use application. 4. 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. Street Frontage Landscaping – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping at least 10 feet in width measured from the street right-of-way (ROW). Within this perimeter screen Monroe Apartments Mixed-Use Page 5 of 10 October 5, 2023 trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years of installation. 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 Site Plan application submittal. 5. Significant Tree Retention: 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. 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: Monroe Apartments Mixed-Use Page 6 of 10 October 5, 2023 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. 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 credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 7. Parking: Parking for residential units in the CA zone must be enclosed within the same building as the unit it serves (RMC 4-2-120A). Market rate attached dwelling units in the CA zone must provide a minimum of one (1) parking space per dwelling unit, up to a maximum of 1.75 per dwelling unit is allowed. Retail sales must provide a minimum and maximum of 2.5 per 1,000 square feet of net floor area. See RMC 4-4-080F.10.d for parking lot design standards. A total of 27 parking stalls were identified in the site plan. Together the 19 residential units, and 2,906 square feet of ground floor commercial retail space would require between 26 and 40 parking spaces. The proposed 27 parking spaces falls within the required parking space Monroe Apartments Mixed-Use Page 7 of 10 October 5, 2023 range. Further compliance with the parking standards would be reviewed with the land use application. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the land use application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial uses and one-half (0.5) bicycle parking spaces per one (1) attached dwelling unit. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be provided 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. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Compliance with all parking regulations would be verified at land use review. 8. Access/Driveways: Access to parking lots and garages shall be from alleys when available. Driveway location, spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. Proposed access to the development is from Union Ave NE. The final access location, spacing, and widths would be determined through Site Plan Review. Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. 9. 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. • Buildings shall be oriented to the street with clear connections to the sidewalk. • 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 along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Monroe Apartments Mixed-Use Page 8 of 10 October 5, 2023 • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. • Parking shall be located so that no surface parking is located between the building and the front property line and the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • All mixed use residential and 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 and the location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building façades 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. • Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 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. • 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. 10. Critical Areas: There are no critical areas mapped on the project site. Monroe Apartments Mixed-Use Page 9 of 10 October 5, 2023 11. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the construction of a new mixed-use building that would be in excess of 4,000 square feet. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA 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. 13. Permit Requirements: The proposed project would require Administrative Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2023 application fees are as follows: Administrative Site Plan Review is $3,030 and SEPA Review (Environmental Checklist) is $1,800. 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 Permit Center website. The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 14. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 15. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Monroe Apartments Mixed-Use Page 10 of 10 October 5, 2023 16. Public Outreach Sign: Preliminary plats, Planned urban development applications, and projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator 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. 17. 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 $964.53 per new multi-family dwelling unit, and $1.25 per square foot for retail; • A transportation impact fee would be based on the land use. For example the multi-family residential impact fee is $7,550.02 per new multi-family dwelling unit, and $8,031.94 per net new PM Peak Hour Person Vehicle Trip; • Renton School District Impact Fee $3,697.00 per new multi-family dwelling unit (+5% administrative fee); and • Parks Impact Fee currently assessed at $2,222.84 per new multi-family dwelling unit (5 or more units). A handout listing all of the City’s Development related fees is available for your review at https:// edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton. 18. 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 submit prescreen materials and subsequent land use application. 19. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.