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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_20170419_v1PRE-APPLICATION MEETING COMMENTS FOR 701 SUNSET TOWNHOMES PRE15-000798 CITY OF RENTON Department of Community & Economic Development Planning Division November 19, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Rohini Nair, 425-430-7298 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 20, 2015 TO: Clark Close, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: 701 Sunset Townhomes – 701 Sunset Blvd NE PRE 15-000798 Comments based on no fire sprinkler systems, no fire alarm systems and construction per the International Residential Code. 1. Fire impact fees are applicable at the rate of $463.66 per unit. This fee is paid at time of building permit issuance. 2. The preliminary required fire flow for this proposed development is 3,750 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions/replacements. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Hammer head turnarounds are allowed for streets less than 300- feet long. Maximum slope on fire access roadways is 15%. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 19, 2015 TO: Clark H. Close, Senior Planner FROM: Rohini Nair, Plan Review Section SUBJECT: 701 Sunset Townhomes PRE15-000798 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, code changes, and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed development is within the City of Renton 435-pressure zone water service area and it is outside of the City’s Aquifer Protection Area. There is an existing 12-inch water main in Sunset Blvd NE (W-0274) that can deliver 5,500 gpm at 20 psi residual pressure. There is an existing 8-inch water stub (W-2742) ending along the north property line. The static water pressure is about 112 psi at ground elevation of 176 feet. Based on the project information submitted by the applicant for the pre-application meeting for the proposed development, the City’s Fire Prevention Department has yet to determine the preliminary fire flow demand for the proposed development. In order to provide water service for domestic and for fire protection (for fireflow demand of 3,750 gpm for non-sprinklered buildings – the requirements may change if the fire flow demand determination by fire department requires larger fire flow), the following improvements will be required per City Code and Development standards (RMC 4-6-010B): 1. Installation of a 10-inch water main within the new private access roads connecting to the existing 12-inch water main in Sunset Blvd NE at 2 locations (north and south). 2. Installation of a 10-inch water main from the north access road and connecting to the existing 8-inch water stub along the north property line. 3. A 15-foot wide utility easement will be required for the new water main and appurtenances. 701 Sunset Townhomes Preapp – PRE15-000798 Page 2 of 4 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 Clark\Plan Review Comments PRE15-000798.doc 4. Installation of fire hydrant(s) as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building plans and site plan. 5. Installation of a separate domestic water meter for each townhome unit with a double check valve assembly (DCVA) behind each meter. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A pressure reducing-valve will be required downstream of each water meter because the water pressure is over 80psi. 6. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 8. The development is subject to water system development charges and meter installation fees based on the size of the water meters and of the fire sprinkler stub(s), if applicable. SANITARY SEWER 1. Sewer service is provided by the City of Renton. There is an existing 8 inch diameter sewer main (S-0240) in the west side of tax lot #3119900011, to which the 8 inch diameter sewer extension for the project can connect to. The applicant may need to provide an access road/easement (utility) to the City of Renton for accessing the existing SSMH. 2. System development fee for sewer is based on the size of the new domestic water meter(s). Sewer fee for a ¾-inch water meter or a 1-inch meter is $2,135.00. STORMWATER 1. A drainage plan and drainage report will be required with the land use application. The report shall comply with the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). 2. Major portion of the site is located in a high erosion hazard area. 3. The entire site is located in the high landslide area. 4. The site has regulated slopes including protected slopes (between 40% to 90% slopes), sensitive slopes (between 25% to 40% slopes), and slopes lesser than 25%. 5. A geotechnical report based on RMC 4-8-120.D.7 containing all information shown in Table 18, separated into sections is required. Information regarding water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application along with the slope stability analysis. The geotech report should include information if the soil is suitable/unsuitable for infiltration. 6. The surface water system development charge (SDC) fee will be applicable on the project for any new impervious surface area. The current SDC fee is $0.540 per square feet, but not less than $1,350.00. TRANSPORTATION 1. The project proposes the development of 16 townhomes in the site combined from the parcels 3119900011, 3119900010, and 3119900005. Payment of transportation impact fee is applicable on the construction of the multifamily units at the time of issuance of the building permit. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 2. The Sunset Blvd is a Minor Arterial with an available right of way (ROW) width of 60 feet. As per RMC 4-6-060, the minimum ROW width required on a Minor Arterial is 91 feet. However, on 701 Sunset Townhomes Preapp – PRE15-000798 Page 3 of 4 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 Clark\Plan Review Comments PRE15-000798.doc discussion with Transportation section, the pavement section for this portion of Sunset Blvd NE, the curb to curb pavement width required is 44 feet street ( 3-lane roadway with a 12-feet wide center two way left turn lane, 11-feet wide thru travel lanes, 5-feet wide bike lane on both sides, gutter), 0.5-feet wide curbs, 8-feet wide landscaped planters, 8-feet wide sidewalks, 1 feet wide clear width back of sidewalk, storm drainage improvements, and street lighting. This will require a ROW width of 79 feet. A street modification request may be submitted by the developer for providing the ROW width of 79 feet instead of the 91 feet. With a half street right of way dedication of 9 feet (subject to final survey) on the project frontage on Sunset Blvd NE. The half street frontage improvements will be required to be built on the Sunset Blvd NE frontage by the developer. 3. A traffic impact analysis is required when 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. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. A residential project consisting of 16 townhome units is not expected to generate more that 20 new peak hour trips (as per the ITE Trip Generation Manual). Therefore, a traffic study is not required for the project. 4. A driveway of minimum width meeting fire department’s requirements is required to be provided in the proposed Apartment townhomes project. Space for vehicular turning movement is required to be provided at the ends of the driveway to allow the safe turning of the vehicles serving all the proposed units.. City code requires a hammerhead turnaround for dead end accesses longer than 150 feet. The turnaround must meet with fire department approval. 5. Street lighting is required to be provided. 6. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 7. A minimum separation of 5 feet is required between driveway and the property line. 8. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and the application fee at the counter on the sixth floor. 3. All utilities serving the site are required to be undergrounded. H:\CED\Planning\Current Planning\PREAPPS\15-000798 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 19, 2015 TO: Pre-Application File No. 15-000798 FROM: Clark H. Close, Senior Planner SUBJECT: 701 Sunset Townhomes (Renton 701 | Townhomes) 701 Sunset Blvd NE, Renton WA 98056 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located on the west side of Sunset Blvd NE near NE 7th St at 701 Sunset Blvd NE. The project site consists of three parcels (APN’s 3119900005, 3119900010, and 3119900011) totaling 39,186 square feet (0.90 acres) in area and is zoned Residential Multi-Family (RMF). Together the three lots fronting Sunset Blvd NE measure roughly 205 feet long and 122 feet wide. The applicant is proposing a 16 unit multi-family residential townhome project with a 24-foot wide accessible roadway near the northeast corner of the site. A second roadway runs north/south between the units approximately 72 feet west of Sunset Blvd NE. The project site contains regulated slopes (>15% to >90%), high erosion hazards, and high landslide hazards. Current Use: All three parcels are currently vacant. Zoning: The property is located within the Residential High Density (RHD) land use designation and the Residential Multi-Family (RMF) zoning classification. Attached residential development is permitted within the RMF zoning classification, provided the proposal complies with the density range specified by the zone. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RMF standards”) and is also located within Urban Design District ‘B’ Overlay District. 701 Sunset Townhomes Page 2 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 Density: The density range required in the RMF zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The minimum density of the zone is not applicable for townhome developments. 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. The amount of public street dedication (1,636 square feet) and critical area (steep slope 5,485 square feet) that would be deducted from the site was identified as 7,121 square feet. With this information the net density was calculated to be 32,065 square feet. Using the square footage provided, the proposal for 16 units arrives at a net density of 21.6 du/ac (16 units / 0.74 acres = 21.6 du/ac). This exceeds the density range permitted or allowed in the zone. However, a density bonus provision may allow up to 25 du/ac pursuant to requirements in RMC 4-9-065. To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit (per net acre), either for sale or rental. Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units. The applicant would be required to demonstrate compliance with the density range of the RMF zone using net density calculations or receive density bonus. If the applicant intends on requesting a density bonus you would be required to apply for an Administrative Site Plan Review application. Minimum Lot Size, Width and Depth: There is no minimum lot size required for the RMF zone. The minimum lot width required for townhomes is 25 feet (corner lots is 30 feet) and the minimum lot depth required is 50 feet. The proposal identifies a lot combination by combining three legal lots into one lot. Lot Coverage: Maximum building coverage is limited to 70% and impervious surface coverage is limited to a maximum of 75%. The applicant has indicated that the lot coverage would be 11,727 square feet or 36.6% (11,727 sf / 32,065 sf = 36.6%) and the impervious coverage at 19,222 or 59.9% (19,222 sf / 32,065 sf = 59.9%), which is compliant with the building standards of the RMF zone. The applicant will be required at the time of formal land use application to provide lot coverage and impervious surface calculations based on the submitted design. Setbacks: Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RMF zone are 10 feet in the front (Sunset Blvd NE), 10 feet in the rear, 20 feet for side yards along-a-street and 5 feet for unattached sides of an interior side yard setback and zero feet for attached sides. If the lot abuts a Single Family Residential Zone a 15-foot setback shall be required along the abutting side of the property. The south property line abuts a parcel zoned R-8 therefore a 15 foot setback would be required along the south property line (CI-76). The proposal would be required to comply with the setbacks of the RMF zone. Building Height: The RMF zone restricts the maximum wall plate height of the structure to 30 feet and three stories (CI-73 Revised). In the ‘F’ District, an additional ten feet (10') height for a residential dwelling structure may be obtained through the provision of additional amenities 701 Sunset Townhomes Page 3 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 such as additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. In no case shall the maximum wall plat height of a residential structure exceed thirty-five feet (35’). 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. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090. In multifamily development, a minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, 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. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval through the site development plan review process, or through the modification process if exempt from site development plan review. 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. Street trees and landscaping is required within the right-of-way on public streets. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements of the code shall be submitted at the time of building permit application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory 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 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: 701 Sunset Townhomes Page 4 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of Building Permit application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan as well. A fence taller than six feet (6') shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. 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. For more information about fences and retaining walls see RMC 4-4-040. Parking: The following ratios would be applicable to the site: Use Ratio Attached Residential in the RMF zone: A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. The Information regarding the number of bedrooms within each Type A-E was not provided with the pre-application materials, therefore staff was unable to verify compliance with these requirements. A parking analysis would be required to be submitted with the application. If future practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. Please refer to RMC 4-9-250D.2 for decision criteria. It is the responsibility of the developer or building occupant to provide the Department of Community and Economic Development with written justification for the parking modification. Additionally, bicycle parking shall provide 0.5 bicycle parking spaces for each residential unit if the residential development exceeds five (5) units. The bicycle parking provided for the residential use 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 further bicycle parking requirements and information see RMC 4-4-080F.11. Access: The applicant is proposing site access via a 24-foot wide driveway off of Sunset Blvd NE extending east/west along the north edge of the site with a “T” extending south at a point approximately 72’ west of Sunset Blvd NE. No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire 701 Sunset Townhomes Page 5 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 hydrant, abutting street traffic, or similar devices or conditions (RMC 4-4-080I). The location of ingress and egress driveways shall be subject to approval. Street improvements, including, curbs, gutter and sidewalk, are required along the frontage of the property. Whenever a building permit is applied for, the applicant shall build and install street improvements (RMC 4-6-060). Modifications to half street improvements may be allowed when there are practical difficulties involved in carrying out the provisions of Title IV or when a special individual reason makes the strict letter of this Code impractical (RMC 4-9-250). Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian- only courtyard. The proposed site plan is required to provide pedestrian connections to Sunset Blvd NE. Building Design Standards: Compliance with Urban Design Regulations, District ‘B’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. A primary entrance of each building shall be located on the facade facing a street (or a landscaped pedestrian-only courtyard), shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. All attached housing developments shall provide at least one hundred fifty (150) square feet of private usable space per unit. At least one hundred (100) square feet of the private space shall abut each unit. Private space may include porches, balconies, yards, and decks. All building façades shall include modulation or articulation at intervals of no more than twenty feet (20'). Modulations shall be a minimum of two feet (2') deep and four feet (4') in width. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the façade’s ground floor. On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor façade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the formal land use review process. Critical Areas: The site contains regulated slopes (>15% to >90%) including protected slopes, high erosion hazards, and high landslide hazards. The applicant would be required to submit a 701 Sunset Townhomes Page 6 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 geotechnical analysis as part of the building permit application and Site Plan Review submittal. The required studies shall demonstrate the following review criteria can be met: i. The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and ii. The proposal will not adversely impact other critical areas; and iii. The development can be safely accommodated on the site. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Development is prohibited on protected slopes and a 15-foot structure setback is required from the top, toe, and sides of the protected slope. If any work is planned on a “protected slope” a Variance from the Critical Areas regulations would be required. It appears the applicant has proposed development on the protected slope which is prohibited. The site plan shall be redesigned to eliminate development (including grading) on the protected slopes. A slope analysis plan would be required with your land use application. If there is any indication of other critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. All critical areas, including protected slopes are required to be placed within a Native Growth Protection Easement (NGPE) to protect the critical area from any proposed development for a non-exempt activity. Lot Combination: The applicant would be required to complete a lot combination application or lot line adjustment as part of the project, should the building footprint continue to cross both property boundaries, as shown in the site plan. Note: A lot combination is a free application and the fee for a lot line adjustment is $463.50 ($450 plus 3 % Technology Surcharge Fee). Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the project and critical areas onsite. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Note: The fee for Environmental (SEPA) Review is $1,030.00 ($1,000.00 plus 3 % Technology Surcharge Fee). Permit Requirements: Site plan review is required for all development in the RM zones per RMC 4-9-200. The purpose of Site Plan Review is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site. d. Access and Circulation. Safe and efficient access and circulation for all users. 701 Sunset Townhomes Page 7 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable; g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of Site Plan Review and an Urban Design District ‘B’ Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks (12 weeks for Hearing Examiner Site Plan Review) once a complete application is accepted. The Site Plan Review application fee is $1,500 (Hearing Examiner Site Plan Review application fee is $2,500). All modifications are $150 each. There is an additional 3% technology fee at the time of land use application. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2015/2016 are as follows and fees will be changing on January 1, 2016: A Transportation Impact Fee based on $1,454.20/$1,923.83 per each new apartment; A Parks Impact Fee based on $975.90/1,280.84 per each new multi-family unit (5 or more); A Fire Impact fee of $463.66/$495.10 per each new single family residence; and Renton School District Impact Fee is $1,360.00/$1,360.00 per each new single family residence. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front 701 Sunset Townhomes Page 8 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\15-000798 counter prior to submitting the complete application package. Please call Clark H. Close, Senior Planner at 425-430-7289 for an appointment. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. Revision 101/01/15Revision 201/01/15Revision 301/01/15November | 2015PRE-APPLICATIONCity of RENTON123FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NRENTON 701 | TOWNHOMES 701 SUNSET BVD NE, RENTON, WA 98056 NEW CONSTRUCTION NOT FOR CONSTRUCTION SCALE:A0.1PROJECT INFO& NARRATIVEAS NOTED···· NRevision 101/01/15Revision 201/01/15Revision 301/01/15November | 2015PRE-APPLICATIONCity of RENTON123FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NRENTON 701 | TOWNHOMES 701 SUNSET BVD NE, RENTON, WA 98056 NEW CONSTRUCTION NOT FOR CONSTRUCTION SCALE:A1.1PRELIMINARYSITE PLANAS NOTED BUILDING GARAGE HOUSE CONCRETE ASPHALT BRUSH BRUSH BRUSH BRUSH BUILDING BUILDING SUNSET BLVD. NENE 7T H S T .NAD83D U N C A N S O N Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 SITE 1 inch = ft. (IN FEET) GRAPHIC SCALE 1 inch = ft. (11x17 SHEET) 20 40 ’ ’ ’ ’ ’ ’ ’ ’ 405 900