Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 20-000103.pdf1 PRE-APPLICATION MEETING FOR Renton Suites PRE20-000103 CITY OF RENTON Department of Community & Economic Development Planning Division May 21, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: May 18, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Renton Place Suites 1. The preliminary fire flow is 3,500 gpm based on non-rated construction. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of the building. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. A looped water main is required if fire flow exceeds 2,500 gpm. Existing hydrants may be counted toward the requirements as long as they meet current code. A minimum of one new fire hydrant is required. Please note that the fire flow would drop to 2,500 gpm and three hydrants with one-hour construction. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. Current rates for retail are $1.25 a square foot, office use is $0.26 a square foot and for restaurant it is $5.92 a square foot. These fees are paid at time of building permit issuance. No charges to covered parking garages. Credit granted for the removal of the existing structures. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. D ry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings. Fire lane signage required for the on -site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Access easements may have to be obtained from neighboring property in order to meet this requirement. 5. All buildings are required to be equipped with elevators to meet the size requirements for a bariatric size stretcher to all areas of each building. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of all buildings shall comply with the City of Renton Emergency Radi o 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. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 18, 2020 TO: Alex Morganroth, Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Renton Place Suites 4508 NE 4th St PRE20-000103 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) 1023059117. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. 2. The static water pressure is approximately 67 psi at ground elevation of 410 feet. 3. There is an existing 8-inch water main located in NE 4th St that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-024005). 4. There is an existing 12-inch water main located in the utility easement to the west of the property that can deliver a maximum flw capacity of 4,500 GPM (see water plan No. W-1910). 5. There is an existing 10-inch water main located within parcel #1023059054 to the north that can deliver a maximum flow capacity of 4,000 GPM (see water plan No. W-3107). 6. There are two existing fire hydrants within 300 feet of the property. 7. There is an existing 3/4-inch water service to the existing residence at 4508 NE 4th St. 8. 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, including the use of a fire sprinkler system, is 3,500 gpm. 9. 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 a looped water main around each building. A looped water main is required for the project since the preliminary fire flow demand by RFA is 3,500 gpm. See RFA memorandum for comments regarding fire flow reduction options. 4  Installation of approximately 200 feet of 12-inch water main along the north side of NE 4th St connecting to the existing 12-inch water main in the easement adjacent to Bremerton Ave NE and extending to the east property line of the subject property.  Installation of approximately 350 feet of minimum 10-inch water main looped around the proposed to the meet fire flow requirements. An easement will be required for portions of water main on private property.  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 pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall.  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 pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall.  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 landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable.  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. The backflow prevention assembly must be located adjacent to and behind a building exterior 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 services must be cut, capped and abandoned at the main line. 10. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix 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. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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 5 also subject to fees for water connections, cut and caps, and purity tests. 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 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 24-inch gravity wastewater main located in NE 4th St (see record drawing S-05031B). 3. There is an existing 8-inch gravity wastewater main located in the adjacent parcel, 1023059054, to the north (see record drawing S-31703). 4. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. An oil/water separator will be required for connecting a covered parking lot to sewer. If a sub-terrain parking is incorporated and 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 9. The East Renton Interceptor Commercial and Residential Special Assessment District (SAD) is applicable on the project. The SAD has reached it’s maximum assessment and is $316.80 per single family unit and $0.097 per square foot of commercial. Fees are due at the time of construction permit issuance. 6 Surface Water 1. 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 Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Lower Cedar River drainage basin. The site contains regulated slopes. 2. There is an existing 12-inch private stormwater main that runs in the east-west direction and is located approximately in the middle of the site. The storm system conveys a stream that drains a large upstream tributary area that includes wetlands and floodplains. Per record drawing R-31070D there is a 100-yr floodplain located on the property which was established as part of the Vision House Children’s Village project. Per section 1.3.2 of the RSWDM “regulations and restirctions concerning development within a 100-year floodplain are found in the critical areas code, RMC 4-3-050”. RMC 4-3-050.C.5.a prohibits “encroachments, including fill, new construction, substantial improvements, and construction or reconstruction of residential structures is prohibited within designated floodways, unless it meets the provisions of subsection G4e of this section, Additional Restrictions within Floodways.” 3. A level 2 Offsite Analysis (per core requirement #2) at a minimum will be required with the land use application. Applicant shall perform a hydrologic analysis comparing the existing condition and developed condition at the 25-yr and 100-yr peak flow per core requirement #4 to show that the developed conditions will not adversely impact the existing and future conveyance systems. 4. Per core requirement #4 and chapter 4 no building shall be constructed over existing stormwater pipe or any existing public stormwater easement. Alternate stormwater conveyance systems may be allowed to convey the existing upstream stormwater to the downstream and must be located outside of the building footprint and/or outside the zone of influence of the building foundation. All conveyance systems shall be sized in accordance with core requirement #4 and chapter 4 of the RSWDM. 5. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated 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. 8. A geotechnical soils report for the site is required per the standards found in section C.1.3 of the 2017 RSWDM. Information on the water table and soil permeability with recommendations of appropriate on site BMP’s per Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include information on the type of soil, presence of fill, suitability of infiltration 9. 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 10. Erosion control measures to meet the City requirements shall be provided. 7 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance.  The current SDC fee is $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 NE 4th St to the south and private property on all other sides. a. NE 4th St is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 84 feet. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 103 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 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 9.5 feet will be required pending final survey. i. However, there is a corridor improvement plan that includes this section of NE 4 th st that requires an 87 foot wide ROW. To meet the requirements, half street improvements including a 66 foot paved road (33 feet each side including 11 foot travel lanes, a 12 foot center turn lane and 5 foot bike lanes), a 0.5 foot curb, a 5-foot planting strip, an 5 foot sidewalk, and storm drainage improvements. Dedication of approximately 1.5 feet will be required pending final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. d. There shall be no more than one driveway for each 165-feet of street frontage. 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 or 5,000 square feet of commercial. 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. a. The 2020 transportation impact fee for apartments is $4,836.31 per dwelling. b. The 2020 transportation impact fee for offices is $10.50 per square foot. c. The property contains an existing office; 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 – 8 UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. 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 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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. 9 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 21, 2020 TO: Pre-application File No. 20-000103 FROM: Alex Morganroth, Senior Planner SUBJECT: Renton Place Suites – 4508 NE 4th St 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located near the NE intersection of NE 4th St and Bremerton Ave NE at 4508 NE 4th St (APN 1023059117). The project site totals 19,867 square feet (0.46 acres) in area and is zoned Commercial Arterial (CA). The applicant proposes to develop the property by constructing a 3-story mixed use building with 27 apartment units and 1,600 square feet of ground floor commercial space. The site would contain 32 structured at-grade parking stalls within the proposed building. A single elevator would provide access to the apartment units to floors 2-3. Access to the site would be provide from NE 4th St. The site is located within the Wellhead Protection Area Zone 2 and City of Renton (COR) Maps identified regulated slopes onsite. In addition, a pipe stream runs under the site from east to west and wetlands are present on sites to the north-east of the property. Current Use: The property contains a 1,613 square foot commercial building constructed in 1938, which is proposed to be removed. Comprehensive Plan/Zoning Requirements: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Commercial & Mixed Use designations are place areas with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. Attached dwelling units are permitted uses in the CA zone provided the buildings are mixed use with ground-floor commercial. Commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have 10 a minimum floor-to-ceiling height of fifteen feet (15'). No residential uses are allowed on the ground floor along any street frontage. The ground floor consist of 1,600 square feet of commercial space of unknown space and depth. Compliance with the ground floor commercial requirements would verified at the time of formal land use application. The CA zone allows attached dwelling units - flats with the following condition identified in RMC 4-2-080 footnote #6. Standalone residential buildings would not be permitted here as the site does not abut a residential zone. Therefore, dwelling units shall be integrated into a vertically mixed use building with ground floor commercial and are subject to the Residential Mixed Use Development Standards (RMC 4-4-150). Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. 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. Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building and located in the Highlands Community Planning Area. 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. Net density of the project could not be determined at the time of this memo. Live-work units are classified as “dwelling units” and therefore are counted towards the total number of units permitted. Gross density for the proposal indicates approximately 59 dwelling units per acre. A density worksheet verifying net density with any public street or critical area deductions will be required with the land use application. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing lot exceeds the minimum lot size requirement. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Building coverage information provided by the applicant indicated a lot coverage of approximately 62% and the proposal appears to be compliant with the lot coverage requirement. However, this requirement would be verified at the time of formal building permit application review. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/secondary front setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback; and there are no rear or side yard setbacks, except 15 feet is required when abutting a lot zoned residential. Based on the site plan submitted with the pre-application materials, the proposal appears to comply with the side and rear yard setback requirements. The 0-foot front yard setback may be requested through the site plan review process. Compliance with the required setbacks would be reviewed at the time of formal building permit application review. Building Height: The maximum building height permitted in the CA zone is 50 feet, except 70 feet for mixed use in the same building. The project narrative indicates the building would be 36-feet in height and therefore meet the permitted height limits. Compliance with the maximum building height requirements would be reviewed at the time of formal building permit application review. At the time of formal application the applicant would be required to provide elevation data to verify the project does not impact the FAR Part 77 surface area (only if any changes to the building height or footprint are proposed). Additionally, a disclosure notice shall be placed on the land title relating to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval where aviation overflight or noise sensitive activities may occur within the Airport Influence Area 11 an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 154 feet. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening (see RMC 4- 4-095). Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. For multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a combined total minimum area of 80 square feet. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use application. Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A landscape plan is required at the time of formal land use application. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. Residential Mixed Use Development Standards: For vertically mixed use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests, is limited to twenty-five percent (25%) of the overall facade along any street frontage or the primary facade. The commercial square footage shall be equivalent to fifty percent (50%) of the gross ground floor area of the building. The ground floor commercial does not appear to meet the 50 -percent threshold and the square footage should be increased to comply with this standard. The development shall include ground floor commercial space along the street frontage per 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.  The depth of the commercial spaces appears to be 22 ft. which does not meet the minimum standards of 30 ft. The proposed ground floor height is identified at 16 ft. which does not comply with the minimum floor-to-ceiling height of 18 ft. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a rate of six to one. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention 12 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. 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 (4') requires a building permit. Fences up to six feet (8’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. 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. No fences or retaining walls were shown on the submitted materials. Parking: Parking for residential units in the CA zone must be enclosed within the same building as the unit it serves (RMC 4-2-120A). Market rate attached dwelling units in the CA zone must provide a minimum of one (1) parking space per dwelling unit, up to a maximum of 1.75 per dwelling unit is allowed. See RMC 4-4-080F.10.d for parking space requirements for the various types of commercial activities outside of the center downtown zone. A total of 32 surface parking stalls were identified in the site plan, which may meet the required amount of parking depending on the type of commercial use proposed. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'6") in width and a minimum of twelve feet (12') in lengt h. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the land use application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial uses and one-half (0.5) bicycle parking spaces per one (1) attached dwelling unit. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. A single access point on NE 4th St is proposed which would meet the spacing and access requirements. The final location of the access point on NE 4th St would be determined through Site Plan Review and redevelopment of the parcel. 13 A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Signage: One freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage. Pole, roof, and can/cabinet signs are not permitted within the CA zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height and shall include decorative landscaping surrounding the sign. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade, to which it is applied, are also permitted. See RMC 4-4-100 for additional sign requirements. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall include a written narrative of how the project meets each of the applicable urban design regulations. The following are some, but not all, of the design regulations applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. 3. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. 4. Parking shall be located so that no surface parking is located between the building and the front property line and the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 5. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. 6. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas at minimum, fifty (50) square feet per unit and the location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. 7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 8. All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. 9. Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. 10. At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. 14 11. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. 12. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Critical Areas: According to both the applicant and COR maps, a piped stream is located on the project site . The applicant has proposed applying for a Reasonable Use Variance in order to allow the construction of the building over the stream. The applicant indicated that the building would be constructed in a similar manner as the adjacent project approved in 2019 (LUA19-000153). The site is located within the Aquifer Protection Zone 2 and contains sensitive slopes. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. All fill material regarding quality of fill and fill material source statement requirements, within aquifer protection areas, are required per RMC 4-3- 050H.8. In addition, wetlands appear to be present on sites to the east of the property. The applicant shall be required to submit a wetlands reconnaissance survey to the determine the boundaries of the wetland and whether the buffer extends onto the project site. It is the applicant’s responsibility to ascertain if any critical areas or environmental concerns are present on the site during site development or building construction. Reasonable Use Variance - A grant of relief from the requirements of the Critical Areas Regulations (RMC 4-3- 050) in order to permit construction in a manner that otherwise is prohibited due to the environmental constraints on the site. Special Review Criteria – Constructing Structures over Piped Streams: For variance requests involving the construction of structures over piped streams, the following criteria shall apply: a. The proposal is the minimum necessary to accommodate the structure; and b. There is no other reasonable alternative to avoid building over a piped stream; and c. The existing pipe stream system that would have to be located under the structure is replaced with new pipe material to ensure long-term life of the pipe and meets structural requirements; and d. The piped stream system is sized to convey the one hundred (100) year future land use condition runoff from the total upstream tributary area as determined from a hydrologic and hydraulic analysis performed in accordance with standards determined by the City and in accordance with other City’s standards; and e. The piped stream that will be built over will need to be placed in a casing pipe sized to allow pipe skids and the potential need to increase the pipe size by a minimum of one pipe diameter. The casing pipe shall be a minimum of three pipe diameters larger than the diameter of the pipe that conveys the stream; and f. To allow for maintenance, operation and replacement of the piped stream that has been built over, a flow bypass system shall be constructed and access manholes or other structures of sufficient size as determined by the City shall be required on both sides of the section of the piped stream that is built upon; and g. There will be no damage to nearby public or private property and no threat to the health or safety of people on or off the property. Environmental Review: The construction of a commercial building greater than 4,000 square feet, more than 9 residential units and/or parking for more than 20 automobiles will require Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. An environmental checklist must be submitted with the land use application. Permit Requirements: Administrative Site Plan Review is required for all development in the CA zone under four (4) stories or sixty feet (60’) in height. A Site Plan Review application, Reasonable Use Variance application, and environmental checklist are reviewed concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The 2020 Administrative Site Plan Review application fee is $2,640 and the 2020 application fee for SEPA Review (Environmental Checklist) is $1,580. The 2020 Reasonable Use Variance request is $1,300. Each modification request for 2020 is $250. There is an additional 5% technology fee at the time of land use application. Fees are subject to change. Detailed information regarding the land use application submittal can be found on the 15 City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Site Plan (Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Outreach Sign: Public Outreach Signs are required for projects with an estimated value equal or greater than ten million dollars ($10,000,000). Public Outreach Signs are intended to supplement information provided by Public Information Signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other information that lends greater understanding of the project. 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 mi llion 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 Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees apply to new uses and would be calculated at the time of building permit application and payable prior to building permit issuance. Fire and transportation impact fee rates would be determined by Development Engineering Division and the Renton Regional Fire Authority. Please see the 2019/2020 City of Renton Fee Schedule for impact fees broken down by type of use. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment. Expiration: Once the Site Plan application and Reasonable Use Variance have been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension.