Loading...
HomeMy WebLinkAboutPRE19-000312 (CD - Logan Place Development) Meeting SummaryPREAPPLICATION MEETING FOR Logan Place Development 129 Logan Ave S, Renton WA 98057 PRE19-000312 CITY OF RENTON Department of Community & Economic Development Planning Division January 16, 2020 Contact Information: Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov Public Works Plan Reviewer: Nate Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:January 16, 2020 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Logan Place Development 1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are 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 are brought up to current code with 5-inch storz fittings. 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 for covered parking garage areas. 3. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. 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 adequate from the existing city street. 5. The building is required to be equipped with an elevator to meet the size requirements for a bariatric size stretcher to all areas of the building. 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:January 16, 2020 TO:Clark Close, Senior Planner FROM:Nathan Janders, Plan Reviewer SUBJECT:Logan Place Development 129 Logan Ave S PRE19-000312 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) 5696000150. 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 Valley 196 Pressure Zone. 2. The static water pressure is approximately 69 psi at ground elevation of 36 feet. 3. There is an existing 10-inch water main located in Logan Ave S that can deliver a maximum flow capacity of 3,200 GPM (see water plan No. W-215702). 4. There are three existing fire hydrants within 300 feet of the property. 5. There is an existing 3/4-inch water service to the existing residence at 129 Logan Ave S. 6. The project is within the City’s Aquifer Protection Area Zone 1. 7. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,000 gpm. 8. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. Installation of a new domestic water meter is required for the building. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DDCVA may be installed inside the building if it meets the conditions per City 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. i. Based on the site plan submitted with the pre-application a new room would be required to be created to provide access along the east wall. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). The existing ¾ inch domestic water service must be cut, capped and abandoned. A water meter permit is required. 9. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch meter, $22,000 per 1-1/2 inch meter, $35,200 per 2-inch meter and $70,400 per 3-inch meter. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2- inch meter. A credit will be applied to the existing service if abandoned. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Logan Ave S (see record drawing S- 211004). 3. The existing on-site septic system serving the existing homes on parcel 5696000150 shall be decommissioned in accordance with King County Department of Health and City of Renton standards. 4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. According to as-builds, there is an existing sewer stub that was installed to provide service to the property. The stub can be CCTV’d and if found acceptable to the sewer department, can be re-used. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. An oil/water separator will be required for connecting the covered parking lot to sewer. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. The current sewer fee for is $3,400.00 per 1-inch meter, $17,000 per 1-1/2 inch meter, $27,200 per 2-inch meter, and $54,400 per 3-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/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Surface Water 1. There is an existing 24-inch stormwater main in west side of Logan Ave S (see record drawing D- 12720F). 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Lower Cedar River drainage basin. The site falls within Zone 1 of the City’s Aquifer Protection Area (APA). In this zone open facilities, open conveyance systems, and BMP’s/facilities that rely on infiltration are prohibited. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated 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. 6. 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. a. However, since the project is within Aquifer Protection Zone 1 and infiltrative BMP’s are not allowed, a soils report is not required. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Logan Ave S to the east and private property on all other sides. Logan Ave S is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk and storm drainage improvements. Dedication of approximately 15.5 feet will be required pending final survey. i. However, the transportation department has determined that the existing curb-curb width, approximately 44 feet, is sufficient. The City will support a modified frontage that includes a 44 foot paved road (22 feet each side), a 0.5 foot curb, an 8-foot planting strip, an 8 foot sidewalk and storm drainage improvements. Dedication of approximately 10.5 feet will be required pending final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required between driveway and the property line. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. 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'). 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. 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. 5. 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. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. The 2020 transportation impact fee for apartments is $4,836.31 per dwelling. The current property at 5696000150 contains one single family home, the developer will receive a credit for the existing home if it is demoed. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: 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 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 16, 2020 TO:Pre-application File No. 19-000312 FROM:Clark H. Close, Senior Planner SUBJECT:Logan Place Development – 129 Logan Ave S 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 proposed project site is located at 129 Logan Ave S (Parcel number 5696000150). The site area is 5,000 square feet. The property is located within the Center Downtown (CD) Zone, Urban Design District A, the City Center Community Planning Area, and the City Center Sign Regulation Area. The applicant is proposing a 5-story development that includes a 9-unit multifamily apartment building with structured parking along the ground floor. An existing single-family home on the lot would be demolished as part of the project. The ground floor would consist the parking garage, lobby, elevator, storage, and a space for refuse and recycling. The top four (4) floors would consist of two-bedroom, three-bedroom, three bedroom with deck, three bedroom with penthouse and deck units with access via a stairway and an elevator. Access to the site is proposed via a driveway into the structured parking area off of Logan Ave S. The parcel is mapped within the Wellhead Protection Area Zone 1 and also contains High Seismic Hazard Area. Current Use: The property has an existing 880 square foot single-family residence that is proposed for removal. Zoning: The subject property and surrounding area is located within the Commercial & Mixed Use (CMU) land use designation and the Center Downtown (CD) zoning classification. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” and the above-referenced overlay regulations effective at the time of complete application. These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/ Logan Place Development, PRE19-000312 Page 2 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 Renton0402120B.html#4-2-120B. Urban Design District A is subject to design elements under RMC 4-3-100. For new attached residential construction, attached dwellings are permitted in the CD Zone outside of the Downtown Business District, provided residential amenity space and/or lobby space is provided on the ground floor along the street frontage. Downtown Business District: The subject property is not within the Downtown Business Overlay District, therefore attached residential uses are permitted on the ground floor. Density – The minimum density required is 25 dwelling units per net acre (du/ac) but does not apply to development of a legal lot that was one-half acre or less in size as of March 1, 1995. The maximum density allowed is 100 du/ac. Density may be increased to 150 du/ac as subjected to an Administrative Conditional Use approval. A proposal for 9 units on a 5,000 square foot lot would result in a gross density of approximately 78 du/ac. Based on a density of 78 du/ac, the proposal would comply with the density standards for the CD zone. A site survey would confirm the actual amount of area for a density calculation required at Land Use application submittal. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the CD zone. There is no minimum lot size in the CD zone. Lot Coverage – The CD zone does not have a maximum lot coverage percentage for buildings. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CD zone are as follows: No minimum front yard setback or minimum side yard setback. Maximum front yard is 15 feet for buildings 25 feet or less in height, and zero feet for that portion of a building over 25 feet in height. There is no minimum rear yard setback, unless the CD lot abuts a lot zoned residential, then there shall be a 15-foot landscaped strip or a 5-foot wide sight-obscuring landscaped strip and a solid 6-foot high barrier used along the common boundary. Side yard setbacks are not required in the CD zone. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone. Building Height – The maximum building height allowed in the CD zone, when the property does not abut a property with Residential zoning is 95 feet, additional height may be gained through an approved Condition Use Permit. Building height is further restricted by the FAR Part 77 Objects Affecting Navigable Airspace. 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. Structures over four (4) stories in height or greater, or 60 feet or greater, are required to obtain Hearing Examiner Site Plan approval. Dimensioned building elevations are required with the land use/building permit application submittals. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.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 Logan Place Development, PRE19-000312 Page 3 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 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. A formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. 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). 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 eight feet in height are permitted. 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. Parking – Regulations pertaining to parking can be found at RMC 4-4-080. The following vehicle parking ratios apply to the proposal: Use Ratio/Required Spaces Attached Dwellings:A minimum and maximum of 1 per unit. The applicant is proposing nine (9) parking spaces which complies the minimum and maximum parking requirement for the proposed nine (9) attached dwelling units. Structured parking stalls shall be a minimum of 8’4” x 15-feet. Compact spaces shall be minimum 7’6” x 12-feet. Compact stalls shall not account for more than 50 percent of the required parking spaces. Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. ADA accessible stalls must meet current minimum width and length standards. The appropriate amount of ADA accessible stalls is based on the total number of spaces must be provided. One ADA stall is required where 1 to 25 standard vehicle stalls are required as with this proposal. Logan Place Development, PRE19-000312 Page 4 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit. Space shall meet the requirements of RMC 4-4-080.F.11.c which includes secure extended use protection for the entire bicycle. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080.F.11.b for complete information regarding bicycle parking standards. Based on a proposal of nine (9) attached residential units, a total of five (5) bicycle stalls would be required. Bicycle parking must be shown on the land use application submittal materials. The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.1 for further general and specific bicycle parking requirements. The applicant will be required to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site at the time of formal land use application. Access: Access to the parking lot under the residential structure would be off of Logan Ave S. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off-site or subject to a joint parking requirement. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. 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. Also, the Urban Design Regulations require additional treatment to garbage enclosures. The site plan include a locked garbage dumpster enclosed area of approximately 61 square feet for nine (9) units. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Landscaping – New and existing development in the CD zone is exempt from all landscape regulations in RMC 4-4-070 except for the subsection F.2. 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 trees and, at a minimum, groundcover per subsection L2 of this Section, shall be planted within planting strips, provided there is a minimum of one (1) street tree planted per lot. Trees must be selected from the City’s Approved Street Tree List and are required to have a minimum caliper of two inches (2”) and be planted pursuant to the standards promulgated by the City. Generally, the following spacing is required: Small-sized maturing trees – 30 feet on center; Medium-sized maturing trees – 40 feet on center; Large-sized maturing trees – 50 feet on center. See Ordinance No. 5958 for recent updated to street tree regulations. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Structured parking like Logan Place Development, PRE19-000312 Page 5 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 the parking proposed would not require perimeter or interior parking landscaping due to access to the parking stalls. When a commercial zoned lot is abutting a residential zone, a 15-foot (15’) wide partially sight- obscuring landscaped visual buffer, or 10-foot (10’) wide fully sight-obscuring landscaped visual buffer is required along the common property line. The site does not abut a residential district, but additional landscaping may be required through the site plan review process due Renton High School and the presence of single-family residential uses adjacent to the project site. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120.D.12, shall be submitted at the time of application for Hearing Examiner Site Plan Review. City Center Planning Area and Urban Design Districts – Special Standards – Greater sidewalk widths may be required in the City Center Planning Area and Urban Design Districts as part of site plan development review for specific projects. The Administrator may require that sidewalks be extended from the property line to the curb with provisions made for street trees and other landscaping requirements, street lighting, and fire hydrants. Urban Design Regulations – The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘A’ Regulations. The following is a general overview of the regulations. The applicant should note that the building’s ground-floor structured parking will need to incorporate aesthetic treatments and not contain traditional elements associated with parking structures (i.e. blank walls, use of single material such as concrete, etc). The building shall be oriented to the street with clear connections to the sidewalk. The primary entry shall also be oriented to the street and made visibly prominent by incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting. Buildings with residential uses located at the street level shall be: o Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or o Have the ground floor residential uses raised above street level for residents’ privacy Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. The primary entrance shall be prominent, visible from the street, connected by a walkway to the sidewalk, and include human-scale elements. Logan Place Development, PRE19-000312 Page 6 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. At least one of the following design elements shall be used to promote a transition to surrounding uses: o Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or o Building articulation to divide a larger architectural element into smaller increments; or o Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. 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. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. Common open space and/or recreation areas at a minimum of fifty (50) square feet per unit shall be provided. Courtyards, plazas, upper level common decks, recreation facilities, children’s play spaces qualify. Common open space does not include driveways, private balconies or sensitive area buffers without access links. See RMC 4-3- 100E4 for more information. o Based on the submitted materials, the proposal does not appear to meet the open common space requirement. All building façades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the façade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the façade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the façade’s ground floor. Any façade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor façade that is between four feet (4') and eight feet (8') Logan Place Development, PRE19-000312 Page 7 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 above ground (as measured on the true elevation). Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. Building roof lines must be varied along the entire roof. The building must contain at least one of the following: (1) extended parapets, (2) feature elements projecting above parapets, (3) project cornices, or (4) pitched/sloped roofs. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible façades. 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. Structured Parking Garages (applicable to ground floor garage proposed) o Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width (illustration below). o The entire public facing façade shall be pedestrian-oriented. The Administrator may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. o Public facing façades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. o The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. o Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. o The Administrator may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a. Ornamental grillwork (other than vertical bars) b. Decorative artwork; c. Display windows; d. Brick, tile, or stone; e. Pre-cast decorative panels; Logan Place Development, PRE19-000312 Page 8 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard. Critical Areas: The City’s mapping database (COR Maps) identifies the site is located in the Wellhead Protection Area Zone 1 and High Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site shall be prepared and submitted with the land use application. The analysis should assess soil conditions and detail construction measures to assure building stability. Due to the location of the project site in a Wellhead Protection Area Zone 1, a fill source statement would be required if any offsite fill is brought into the site. Environmental Review: The scope of the project exceeds State Environmental Policy Act (SEPA) exemption thresholds set forth in WAC 197-11-800 (the construction or location of four multifamily residential units), therefore an environmental checklist must be submitted with the land use application. An environmental threshold determination would be issued by the Renton Environmental Review Committee prior to the public hearing on the proposal. Permit Requirements: The proposal would require Hearing Examiner Site Plan Approval as the project is greater than four stories or 60 feet in height. The site plan application and Environmental (SEPA) Review can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2020 Hearing Examiner Site Plan Review application fee is $3,700. The application fee for SEPA Review (Environmental Checklist) is $1,580. Any modification requests to code standards are $250 per modification. There is an additional 5% technology fee 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 website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City 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 is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, the following 2020 impact fees would be required prior to the issuance of building permits. Fire Impact Fee currently assessed at $964.53 per new multifamily unit; Transportation Impact Fee assessed at $4,836.31 per new multifamily unit; Renton School District Impact Fee currently assessed at $2,455.00 per new multi-family unit; and Parks Impact Fee currently assessed at $2,676.89 per new multi-family unit. Next Steps: When the formal application materials are complete, the applicant will have the materials pre-screened with the project manager at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425- 430-7289 or cclose@rentonwa.gov to schedule an appointment. Logan Place Development, PRE19-000312 Page 9 of 9 January 16, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000312 Expiration and Extensions: Once the Site Plan application has been approved, the applicant has two (2) 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. 2,257 188 City of Renton - 129 Logan Ave S This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. None 11/21/2019 Legend 128064 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 128 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Labels City and County Boundary Addresses Parcels Streets Points of Interest Parks Waterbodies Extent2010 1ST FLOOR: GARAGE/ENTRY2ND FLOOR:UNIT #1 (2-BEDROOM) = 977.06 SF (LIVING)UNIT #2 (2-BEDROOM) = 977.06 SF (LIVING)UNIT #3 (3-BEDROOM) = 1,545.75 SF (LIVING)3RD FLOOR:UNIT #4 (3-BEDROOM w/DECK)= 1,555.88 SF (LIVING)= 398.26 SF (DECK)UNIT #5 (3-BEDROOM)= 1,545.75 SF (LIVING)4TH FLOOR:UNIT #6 (3-BEDROOM w/DECK & PENTHOUSE)= 1,549.12 SF (LIVING)= 395 SF (DECK)UNIT #7 (3-BEDROOM w/DECK & PENTHOUSE)= 1,549.12 SF (LIVING)= 395 SF (DECK)UNIT #8 (3-BEDROOM) = 1,545.75 SF (LIVING)5TH FLOOR: (PENTHOUSE FOR #6 & 7 INCLUDED ABOVE)UNIT #9 (3-BEDROOM) = 1,545.75 SF (LIVING)TOTAL: (2) 2-BEDROOMS, (4) 3-BEDROOMS, (1) 3-BEDROOMS w/DECK,(2) 3-BEDROOMS w/PENTHOUSE & DECK.TOTAL LIVING = 12,794.61 SF, DECK = 1,188.26 SFPROJECT DESCRIPTION LOGAN STREET dwu14632 - 14th Ave. SEMill Creek, WA 98012(425) 512-1780dwudesign@gmail.comREVISIONS:SHEET NUMBER:Adesign1.CD ZONE, DESIGN DISTRICT 'A'2.LOT SIZE 5,000 SF3.TO DEMOLISH ALL EXISTING STRUCTURES4. TO CONSTRUCT NEW (9) UNITS APARTMENTWITH PARKING GARAGE ON 1ST GROUND FLOOR.SITE & 1STFLOOR PLANSCALE: 1/4" = 1'-0"NORTH PRE-APPLICATIONPROJECT INFORMATIONPROJECT ADDRESS:129 LOGAN AVENUE SOUTH, RENTON, WA 98055ASSESSOR'S PARCEL #: 569600-0150PROJECT OWNER:JUNE LU (206) 650-0684 junelu801@gmail.comPROJECT COORDINATOR:DAVID WU (dwudesign)14632 14TH AVENUE SE, MILL CREEK, WA 98012(425) 512-1780dwudesign@gmail.comFILE: 2019-026DATE: 01/01/2020PREPARED BY: D. WuPROJECT:LOCATION:Logan PlaceDevelopment129 Logan Avenue SouthSeattle, WA 980551ST FLOOR: GARAGE/ENTRY2ND FLOOR:UNIT #1 (2-BEDROOM)= 977.06 SF (LIVING)UNIT #2 (2-BEDROOM)= 977.06 SF (LIVING)UNIT #3 (3-BEDROOM)= 1,545.75 SF (LIVING)3RD FLOOR:UNIT #4 (3-BEDROOM w/DECK)= 1,555.88 SF (LIVING)= 398.26 SF (DECK)UNIT #5 (3-BEDROOM) = 1,545.75 SF (LIVING)4TH FLOOR:UNIT #6 (3-BEDROOM w/DECK & PENTHOUSE)= 1,549.12 SF (LIVING)= 395 SF (DECK)UNIT #7 (3-BEDROOM w/DECK & PENTHOUSE)= 1,549.12 SF (LIVING)= 395 SF (DECK)UNIT #8 (3-BEDROOM) = 1,545.75 SF (LIVING)5TH FLOOR: (PENTHOUSE FOR #6 & 7 INCLUDED ABOVE)UNIT #9 (3-BEDROOM) = 1,545.75 SF (LIVING)TOTAL 9 UNITS : (2) 2-BEDROOM, (4) 3-BEDROOM,(1) 3-BEDROOM w/DECK, (2) 3-BEDROOM w/PENTHOUSE & DECK.TOTAL LIVING = 12,794.61 SF, TOTAL DECK = 1,188.26 SFPROJECT DESCRIPTIONPROJECTSITEPROJECTSITE dwu14632 - 14th Ave. SEMill Creek, WA 98012(425) 512-1780dwudesign@gmail.comREVISIONS:SHEET NUMBER:BdesignPRE-APPLICATIONFILE: 2019-026DATE: 01/01/2020PREPARED BY: D. WuPROJECT:LOCATION:Logan PlaceDevelopment129 Logan Avenue SouthSeattle, WA 980552ND FLOOR PLANSCALE: 1/4" = 1'-0"NORTH 3RD FLOOR PLANSCALE: 1/4" = 1'-0"NORTH dwu14632 - 14th Ave. SEMill Creek, WA 98012(425) 512-1780dwudesign@gmail.comREVISIONS:SHEET NUMBER:CdesignPRE-APPLICATIONFILE: 2019-026DATE: 01/01/2020PREPARED BY: D. WuPROJECT:LOCATION:Logan PlaceDevelopment129 Logan Avenue SouthSeattle, WA 980554TH FLOOR PLANSCALE: 1/4" = 1'-0"NORTH 5TH FLOOR& PENTHOUSEPLANSCALE: 1/4" = 1'-0"NORTH 9'-0"9'-0"12'-0"1ST FINISHED FLOOR48'-11 3/4"ARCHITECTURAL 3" METALINSET TRIM 8" APART,COLOR DARK GRAY9'-0"ROOFTOPTOP OF PARAPETEXTERIOR DOORw/SAFETY GLASS INSET2ND FINISHED FLOOR3RD FINISHED FLOOR4TH FINISHED FLOOR9'-0"4TH FINISHED FLOORdwu14632 - 14th Ave. SEMill Creek, WA 98012(425) 512-1780dwudesign@gmail.comREVISIONS:SHEET NUMBER:DdesignPRE-APPLICATIONFILE: 2019-026DATE: 01/01/2020PREPARED BY: D. WuPROJECT:LOCATION:Logan PlaceDevelopment129 Logan Avenue SouthSeattle, WA 98055EAST ELEVATION (LOGAN STREET FRONTAGE)SCALE: 1/4" = 1'-0"