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HomeMy WebLinkAboutPRE20000008_Meeting SummaryPREAPPLICATION MEETING FOR Logan Ave Multi-Family PRE 20-000008 CITY OF RENTON Department of Community & Economic Development Planning Division January 23, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Nathan 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 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: January 15, 2020 TO: Assigned Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Logan Multifamily Apartments 1. The preliminary fire flow is 3,250 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Fire flows over 2,500 gpm require looped water mains around the building. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit, $0.26 per square foot of office space and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. No charge for parking garage areas. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler rise r room. Fire alarm system is 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 adequately served from the existing public street. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 22, 2020 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Logan Multifamily Apartments 103 Logan Ave S PRE20-000008 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) 5696000185, 5696000180, 569000170 and 5696000169. 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-2157). 4. There are two existing fire hydrants within 300 feet of the property. 5. There is an existing 3/4-inch water service to the existing residence at 103 Logan Ave S and 109 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 3,250 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.  Projects that have fire flow demand exceeding 2,500 gpm require looped water main around each building. Looped water main is required for the project since the preliminary fire flow demand by RFA is 3,250 gpm.  Based on the information provided with the pre-application submittal documents, there is inadequate space on the subject property to install a looped water main around the building because the footprint of the building and below ground parking lot covers the entire property. The applicant will need to revise the building and site plan to allow sufficient space for the installation of the water main (minimum 10” diameter) around the building if the fire flow demand is above 2,500 gpm. Alternatively, the applicant may consider other construction methods to reduce the fire flow demand of the building to a maximum of 2,500 gpm to avoid the installation of a looped water main around the building.  A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main.  Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department.  Installation of a separate water meter for the commercial portion of the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department.  Domestic water meters 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.  Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) 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 DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. 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. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility.  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 services must be cut, capped and abandoned at the main line. 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. There are existing 6-inch PVC side sewers to parcels 569600185, 5696000180 and 5696000170. 4. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. If not being re-used, parcels 569600185 and 5696000170 both have existing utility billing accounts for sewer. The existing side sewers will need to be cut and capped at the property lines. 5. An oil/water separator will be required for connecting the covered parking lot to sewer. If the lower level parking cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. 6. A grease interceptor is required if there is a commercial kitchen. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 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 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. 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 width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 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 2020 transportation impact fee for offices is $10.50 per square foot.  The current properties at 5696000185 and 5696000170 contain 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 23, 2020 TO: Pre-Application File No. PRE20-000008 FROM: Jill Ding, Senior Planner SUBJECT: Logan Multi-Family 103, 107, 109, 115 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 online at www.rentonwa.gov Project Proposal: The project site is comprised of four parcels on the west side of Logan Ave S at 103, 107, 109, and 115 Logan Ave S. The project site totals 19,150 square feet and is located within the Center Downtown (CD) zone and urban design district A. The proposal includes the construction of a new 82,842 square foot building with 57 residential dwelling units, and 24,456 square feet of commercial space. The proposed building would have a height of 82’-6” and 7 stories with 2 levels of parking within the building with a total of 69 parking stalls. A seismic hazard area and wellhead protection area, zone 1 are mapped on the project site. Current Use: Currently the project site is occupied with an existing single family residences proposed for removal. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). Zoning: The property is located within the Urban Center Downtown (UCD) land use designation, the Center Downtown (CD) zoning designation, and Urban Design District A. 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. Office, retail, and eating and drinking establishments are outright permitted uses within the CD zone. However, when commercial uses are in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, Logan Ave Multi-Family Preapplication Meeting January 23, 2020 preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro - breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. 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 CD zone requires a minimum density of 25 dwelling units per net acre, up to a maximum of 100 dwelling units per net acre. Density may be increased to 150 dwelling units per net acre subject to administrative conditional use permit approval. 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. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. The gross site area is approximately 19,150 square feet or 0.44 acres. The proposal for 57 dwelling units on the 0.44 acre site results in a gross density of 129.55 dwelling units per acre, which is within the allowed bonus density range permitted in the CD zone as a conditional use. Minimum Lot Size, Width and Depth – There are no minimum lot size, width, or depth requirements within the CD zone. Lot Coverage – There are no maximum building coverage requirements in the CD zone. 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: 0-foot minimum front/side yard along a street setback; a 15-foot maximum front/side yard along a street setback for buildings 25 feet or less in height, none for that portion of the building over 25 feet in height; and no rear or side yard setbacks. The proposed project would comply with the required setback areas. Building Height – The maximum building height permitted in the CD zone 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. The proposed building would have a maximum height of 82’-6”, which is less than the 95-foot height limit required. Mixed Use Development Standards: Except in the CD Zone outside of the Downtown Business District, and CV zoned properties not abutting NE Sunset Blvd. east of Harrington Avenue NE, any development wherein dwelling units are proposed shall provide gross commercial square footage equivalent to fifty percent (50%) of the gross ground floor area of all buildings on site. Logan Ave Multi-Family Preapplication Meeting January 23, 2020 Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the building in conformance with the following standards: a minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; a minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; ADA compliant bathrooms (common facilities are acceptable); a central plumbing drain line; and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Landscaping – All development in the CD zone is exempt from all but the maintenance of any existing landscaping, parking lot landscaping, and street tree requirements of the Landscaping Regulations. 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 . No new surface parking lots are proposed under the current proposal; therefore new landscaping is not required. 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. Screening - All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4- 095. The site plan application will need to include elevations and details for the proposed methods of screening. 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 fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Parking – Parking for vehicles and bicycles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” The following ratio would be applicable to the site for the CD zone: Logan Ave Multi-Family Preapplication Meeting January 23, 2020 Parking Type Number of dwelling units or Sq. Ft. of commercial space Ratio Required Spaces Attached Residential 44 A minimum and maximum of 1 per dwelling unit. 44 Attached Residential for Low Income 13 1 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. 3 Commercial 24,456 sq.ft. A maximum of 1 space per 1,000 square feet of net floor area, with no minimum requirement. 0 min-24 max It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided at a rate of 10 percent of the number of required parking spaces for uses in the CD zone that do not require off-street vehicle parking, the number of bicycle parking spaces shall be equivalent to ten percent (10%) of off-street vehicle parking spaces required for the same use located outside of the CD zone. One-half (0.5) bicycle parking space is required per one dwelling unit. A minimum of 24 bicycle parking spaces would be required for the residential uses. A minimum of 5 bicycle parking spaces would be required based on the commercial uses proposed. 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. Refuse and Recyclables – Retail developments are required to provide a minimum of 5 square feet per 1,000 square feet of building gross floor area for recyclables deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area for refuse deposit areas. A total minimum of 100 square feet shall be provided for recycling and refuse deposit areas. Logan Ave Multi-Family Preapplication Meeting January 23, 2020 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. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Access – Access is proposed in two locations off of Logan Ave. S. Driveway widths and spacing are limited by the driveway standards, in RMC 4-4080I. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the other requirements of this Section. 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. Building Design Standards – Compliance with Urban Design Regulations, District ‘A’, would be required if exterior modifications such as façade changes, windows, awning are proposed. Only those portions of the structure which are changes would be reviewed under Design District A standards. 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, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements.  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  All building facades 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.  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 facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation).  Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; Logan Ave Multi-Family Preapplication Meeting January 23, 2020 (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs.  Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed the during the formal land use process. 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 proposal would require Environmental (SEPA) Review in accordance with WAC 197-11-800, as the proposed would result in more than 4,000 square feet of commercial space and more than 9 dwelling units. Permit Requirements: The proposal would require Environmental (SEPA) Review, an administrative Conditional Use Permit, and Hearing Examiner Site Plan Review. All land use permits would be processed within an estimated time frame of 12 weeks. The current application fees would total $7,203 ($3,700 Site Plan Review + $1,580 SEPA Review + $1,580 CUP + $343 technology fee = $7,203), all fees are subject to change. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: The applicant will be required to install a public information sign on the property. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 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 2020 are as follows:  Transportation Impact Fee - $4,836.31 per new dwelling unit, $10.50 per sq. ft. of office space, and retail would be determined based on the rate specified in the current edition of it ITE manual; Logan Ave Multi-Family Preapplication Meeting January 23, 2020  Park Impact Fee - $2,676.89 per new dwelling unit; andFire Impact Fee - $964.53 per multifamily unit, $0.26 per square foot of office space and $1.25 per square foot of retail space. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $2,455.00 per new dwelling unit plus an additional 5% processing fee, would be payable prior to building permit issuance. All of the City’s Development related fees are available on the City’s website, www.rentonwa.gov. Expiration and Extensions: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted. 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 counter prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment.