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HomeMy WebLinkAboutPre-app Mtg Summary - 19-0001981 PRE-APPLICATION MEETING FOR STRY APARTMENTS PRE19-000198 CITY OF RENTON Department of Community & Economic Development Planning Division September 12, 2019 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425-430-7057, ccappelletti@rentonrfa.org 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: September 9, 2019 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Stry Apartments 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants is required. One within 150-feet and one within 300-feet of the building. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. A minimum of one new fire hydrant is required. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. These fees are paid at time of building permit issuance. No charges to covered parking garages. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. If the building is required to be equipped with an elevator, the elevator shall be sized to meet requirements for a bariatric size stretcher to all areas of each building. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. The building department will determine if an elevator is required or not. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 10, 2019 TO: Alex Morganroth, Associate Planner FROM: Jonathan Chavez, Civil Plan Reviewer SUBJECT: Stry Apartment PRE19-000198 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) 3344500435 and 3344500365. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER  The project is within the City of Renton’s water service area in the Kennydale 320-hydraulic pressure zone.  The project site is located inside of Aquifer Protection Area, Zone 2.  There is an existing 12-inch City water main located in Lake Washington Blvd N that can deliver a maximum capacity of 4,000 gallons per minute (gpm) - (see Water Project Plan No. WTR-2702131).  The static water pressure is approximately 115 psi at ground elevation of 54 feet  There are no existing water services at this vacant parcel. 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 1,500 gpm. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. A separate domestic water meter is required for the residential building. A double check valve assembly (DCVA) shall be installed downstream of the domestic water meter. Meter sizing shall be based on the Uniform Plumbing Code meter sizing criteria. 2. 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. 3. Installation of a pressure-reducing-valve (PRV) behind the water meter because the pressure is over 80 psi. 4 4. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) for backflow prevention to the building. a. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. b. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. c. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 5. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 6. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 7. A separate meter is required for landscape irrigation. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 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. Civil plans for water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. 9. 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. 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 a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fees are listed below: a. Single 1-inch meter service is $4,050.00 per meter b. Service installation for each new service line is $3,335.00 per service connection, including the 1” drop in meter. c. Single 1 ½- inch meter service is $20,250 per meter. d. Service installation for each new service line is $5,355.00 per service connection, including the 1 1/2” drop in meter. e. Single 2 – inch meter service is $32,400 per meter. f. Service installation for each new service line is $5,685.00 per service connection, including the 2” drop in meter. g. Water meters larger than 2” shall be installed by the applicant. Additional SDC fees for larger meters can be found at Rentonwa.gov. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located at the northwest corner of parcel 1778450000. 3. The developer will need to show how they propose to serve the new development with sanitary sewer service, for each of the proposed building uses (i.e. residential, commercial, etc.). 4. Any proposed on-site sewer mains will be private mains. 5. A separate side sewer will be required for each use (i.e. residential and commercial). All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 6. A grease trap/interceptor is required for any commercial kitchen. 7. Any underground parking floor drains and/or catch basins will need to connect to the sewer system after passing through an oil/water separator. 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. The current sewer fee for a 1-inch meter install is $3,100.00 per meter. 5 SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The site contains regulated (steep) slopes and lies within erosion and landslide hazard areas. The site topography slopes moderately from east to west. There is an existing 12-inch stormwater main located in Lake Washington Blvd N. The project site is located inside of Aquifer Protection Area, Zone 2. In this Zone, open facilities and conveyance systems may require a liner per sections 6.2.4 and 1.2.4.3 of the RSWM. 3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining walls may be needed for the development. Retaining walls over 4 -feet in height from footing require a separate building permit. Walls cannot exceed 4-feet in height along property frontages. 5. Maintenance access is required for the proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 10. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 11. Erosion control measures to meet the City requirements shall be provided. 12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 13. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. 6 TRANSPORTATION 1. The proposed development fronts Lake Washington Blvd N along the West property line(s). Lake Washington Blvd is classified as a Collector Arterial Road. Existing right-of-way (ROW) width varies from approximately 60 feet. Per City code 4-6-060, a 2-lane Collector Arterial Roadway requires a ROW width of 83 feet. The half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-feet of clear space at back of sidewalk, street trees and storm drainage improvements. Dedication of 11.5 feet of ROW fronting the site will be required. Dedication will be subject to final survey. a. The Transportation Division will support a code modification to retain the existing curb to curb width along Lake Washington Blvd N. The modified street section will be as follows: retain existing pavement width, install a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-feet of clear space at back of sidewalk, street trees and storm drainage improvements. Dedication will be subject to final survey. 1. Street grades shall not exceed 15 percent. 2. 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. 3. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. d. Driveways shall not be closer than 5-feet to any property line. 4. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 5. 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. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. The transportation impact fee is based on the type of land use. For a single apartment unit, the 2019 transportation impact fee is $4,836.31. The impact fee schedule does not address commercial use; Applicant shall submit a Traffic memo with a proposed impact fee for commercial use. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 7 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 civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan and tree retention 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 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 12, 2019 TO: Pre-Application File No. PRE19-000198 FROM: Alex Morganroth, Associate Planner SUBJECT: Stry Apartments (Parcel # 3344500365 and 3344500435) 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 online at www.rentonwa.gov Project Proposal: The two subject properties (APN 3344500365 and 3344500435) are located on the east side of Lake Washington Blvd, directly across from the Coulon Park boat launch. The two properties total 45,090 sq. ft. (1.03 acres) and are currently undeveloped. The properties are located in the Residential Multifamily (RMF) zone and Urban Design District B overlay. The proposal is to construct a three-story multifamily building with 14 units and 12 interior parking stalls. Access to the site is proposed via Lake Washington Blvd. According to the applicant’s proposal, four trees would be removed as part of the project. COR Maps indicates the presence of sensitive slopes, protected slopes, a high erosion hazard, and a moderate landslide hazard. Current Use: The site is currently underdeveloped and is heavily forested. Zoning: The property is located within the Residential High Density (RHD) land use designation, the Residential Multi-Family (RMF) zoning designation, and Urban Design District B. Attached dwellings – flats are a permitted use within the RMF 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 herein. Density- The minimum net density in the RMF zone is 10 du/ac and the maximum net density is 20 du/ac. Density bonuses are possible for applicants requesting bonus market-rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). The maximum bonus density is 30% above maximum density or density allowed in the zone. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Using the gross area of 1.03 acres, a 14 dwelling proposal arrives at a gross density of roughly 13.5 du/ac (14 dwelling units / 1.03 acres = 13.5 du/ac), which is within the density range permitted in the RMF zone. Calculations 9 for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – There is no minimum lot size required in the RMF zone. The minimum lot width is 50 feet for interior lots and 60 feet for corner lots and the minimum lot depth is 65 feet. The existing site meets these dimensional standards. Consolidation of the two lots would be required as a condition of land use approval. Standard RMF Minimum Lot Width Attached dwellings – 50ft Minimum Lot Width – Corner Lot Attached dwellings – 60ft. Minimum Lot Depth Attached dwellings – 65ft. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements are as follows: 20-foot minimum front yard setback; a 15-foot minimum rear yard setback; and 5-foot minimum side yard. Proposal appears to meet setback requirements. Setback RMF Minimum Front Yard Attached dwellings – 20ft. Minimum Rear Yard Attached dwellings – 15ft. Minimum Side Yard 5ft for unattached side(s), 0ft for attached side(s), and 15ft. along property line abutting single-family residential zone. Minimum Secondary Front Yard Attached dwellings – 20ft. Lot Coverage – The maximum building coverage is 35-percent. The maximum impervious surface coverage is 75- percent of total lot area. The application must provide coverage calculations with the land use application to verify conformance. Building Height – The maximum wall plate height is 32 feet and three (3) maximum stories. An additional ten feet (10') height and an additional story for a residential dwelling structure may be obtained through the provision of additional amenities 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. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. Building height is measured from the vertical distance from grade plane to the highest wall plate combined with the height of any portion of the structure that extends above the wall plate (e.g., roof, deck, etc.), excluding chimneys, ventilation stacks, and similar elements. Elevations were not included with the pre-application materials; therefore staff was unable to verify compliance with this requirement. 10 Urban Design Regulations: Compliance with Urban Design Regulations, District ‘B’, is required. Please review RMC 4-3-100 in its entirety. The land use or building application will be required to include a written narrative identifying how the project meets each of the District B design regulations. The following items are some of the standards applicable to your proposal: Building Location and Orientation: Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Building Entries: The 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. The primary entrance shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting Alternatively, modifications to the building location, orientation, and building entry District B requirements may be permitted in the following instances:  When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or  When a building includes an architectural feature that connects the building entry to the public sidewalk; or  In complexes with several buildings, when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s) Surface Parking: Parking shall be located so that no surface parking is located between a building and the front property line. Parking shall be located so that it is screened from surrounding streets by buildings and landscaping. Any surface parking (existing and proposed) needs to be located in the rear (eastern) portion of the property. Recreation Areas and Open Space: 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. Architectural Requirements: All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 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 ground cover shall be provided within ROW planter strips. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence of any stormwater facility, unless otherwise determined through the site plan review or subdivision review process. A conceptual landscape plan prepared by a qualified professional shall be submitted at the time of formal land use application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree 11 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: 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 land use application. Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. 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. The maximum height for retaining walls in any residential district is six (6) feet. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking: Parking and Access: 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). For lots abutting an alley, all parking shall be provided in the rear yard area and access shall be taken from the alley (RMC 4-4-080F.7.d). No surface parking is permitted between the primary structure and front property line (RMC 4-4-100E.2). A minimum and maximum of 1.6 per 3 bedroom or larger dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit (RMC 4-4-080F.10.d). Additionally, bicycle parking shall provide 0.5 bicycle parking spaces for each residential unit, see RMC 4-4- 080F11 for design requirements. 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). Refuse and Recycling Areas: 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. 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. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. 12 Access: Driveways shall not be closer than five (5) feet from side property lines. The width of the driveway shall not exceed 30-feet or 40-percent of the street frontage. Driveway widths internal to the site shall be 24-feet in width. Access to the site is proposed via a single driveway off of Lake Washington Blvd. Critical Areas: Sensitive and protected slopes (grades between 25 and 90 percent) are mapped on the project site. In addition, a moderate landslide hazard and a high erosion hazard is present on the site. A 15-foot structure setback is required for protected slopes. In addition, protected slopes and their associated buffers shall be placed in a Native Growth Projection Area (tract). A geotechnical report would be required at the time of formal land use application. If a smaller structure buffer is proposed (such as the 5-foot buffer in the proposal), a secondary geotechnical review would be required to be completed at the applicant’s expense. In addition, a variance is required for any steep slopes buffer reduction. A fill source statement will be required for any offsite soils brought to the site. Environmental Review: The construction of more than 9 dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. In addition, the presence of critical areas on the subject properties triggers SEPA review, regardless of number of units proposed. An environmental checklist must be submitted with the land use application. 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. An environmental checklist must be submitted with the land use application. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the RMF zones. 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 4-9-200E.3. Permit Requirements: The proposal is required to obtain Administrative Site Plan Approval, Lot Combination, and Environmental (SEPA) Review, and all applications would be reviewed concurrently in an estimated time frame of 6-8 weeks following acceptance of a complete application. The 2019 Site Plan Review application fee is $2,570, the SEPA checklist fee is $1,540, and the Lot Combination is $500. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: The applicant will be required to install a public information sign on the property. The applicant is responsible for the procurement, installation, and maintenance of the sign. The sign must be installed prior to submitting the land use application. Neighborhood Meeting Requirement: Subdivisions and projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in 13 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 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required prior to the issuance of building permits. The 2019 impact fees are: • Fire Impact Fee currently assessed at $964.53 per new dwelling unit; • Transportation Impact Fee assessed at $4,836.31 per new apartment unit or $4,064.56 per condominium unit; • Renton School District Impact Fee currently assessed at $2,455 per new multi-family unit.  Parks Impact Fee currently assessed at $2,676.89 per new dwelling unit. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened. Please contact Alex Morganroth Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment. Expiration: If approved, the site plan would be valid for two years with a possible two-year extension.