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HomeMy WebLinkAboutPRE20000141_Meeting SummaryPREAPPLICATION MEETING FOR 414 Monroe Ave Mixed-Use PRE 20-000141 CITY OF RENTON Department of Community & Economic Development Planning Division July 16, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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). M E M O R A N D U M DATE: July 10, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Monroe Avenue Mixed Use 1. The preliminary fire flow is 2,750 gpm based on non-rated construction. A minimum of three fire hydrants are required. One within 150-feet and two 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. Fire flow would drop to 2,000 gpm if one hour rated construction is used. 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 ch arge for parking garage areas. Credit is due for the removal of the existing repair garage. 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 riser 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. If the building exceeds 50,000 square feet, then a ll areas of 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: July 15, 2020 June 20, 2011 TO: Jill Ding, Planning FROM: Michael Sippo, Development Engineering SUBJECT: 414 Monroe Ave NE Mixed Use 414 Monroe Ave NE PRE 20-000141 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 092305- 9171. 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 hydraulic zone. 2. The static water pressure is approximately 97 psi at ground elevation of 342 feet. 3. The site is located outside the City's Wellhead Protection Area Zones. 4. There is an existing 10-inch City water main located in Monroe Ave NE that can deliver a maximum capacity of 3,600 gallons per minute (gpm) - (Water Project No. W-0243). 5. There is an existing water service to the subject property:  3/4-inch domestic service with 3/4-inch water meter (UB Ref #400001). 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,750 gpm, including the use of an automatic fire sprinkler system and non- rated construction. 7. 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: 8. Per City Codes, a looped water main around the building is required when the fire flow demand exceeds 2,500 gpm. Based on the preliminary site plan, there is insufficient space for a looped water main around the building. Either the building footprint shall be reduced to provide 414 Monroe Ave NE Mixed-Use, PRE 20-000141 Page 2 of 6 July 15, 2020 adequate space for a looped water main (within a 15-foot utility easement) or the fire flow demand shall be reduced to below 2,500 gpm. Per RRFA comments, fire flow would drop to 2,000 gpm if one hour rated construction is used. 9. 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). 10. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) for backflow prevention to the building.  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. 11. Installation of a separate domestic 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 on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. 12. Installation of a separate domestic water service and 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. 13. Domestic water meters 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public ROW or within an easement on private property. 14. A 15-foot utility easement will be required for the new hydrants and water meters within the property. 15. The existing domestic water service shall be disconnected at the water main and the water meter shall be removed. This work will be performed by City Forces and will require a water service disconnection permit 16. A pressure reducing valve is required downstream of the domestic water meter as the water pressure exceeds 80 psi. 17. A conceptual utility plan will be required as part of the land use application for the subject development. 18. 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, 414 Monroe Ave NE Mixed-Use, PRE 20-000141 Page 3 of 6 July 15, 2020 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. 19. New water services lines that are served by existing City water mains are installed by City crews. The 2020 installation costs can be found on the City's website.  Meters larger than 2-inches will be charges a $220 processing fee and the Contractor will provide the materials and will install the service line and water meter. 20. 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 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance: a. In 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. b. 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. c. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing CIP-lined concrete sewer main located located west of Monroe Ave NE in the Renton Technical College parking lot (no record drawing currently exists). 3. The existing building is currently being served by an existing concrete side sewer. Based on the side sewer card, the existing side sewer connects to the main approximately 222 feet south of MH4943 (located in the RTC parking lot). 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. a. The existing concrete side sewer will be required to be removed. The new side sewer lines may utilize the existing trench location and connect to the main in the same place where the existing side sewer currently connects. b. A minimum of (2) new 6” minimum diameter side-sewers are required for each of the residential and commercial uses. 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. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of 414 Monroe Ave NE Mixed-Use, PRE 20-000141 Page 4 of 6 July 15, 2020 the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. 7. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. The development is subject to a wastewater system development charge (SDC) fee if there is an increase in size to the existing water services or if new services are proposed. SDC fee for sewer is based on the size of the new or upsized water meters 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.  Credit for the existing sewer service based on the size of the existing water services will be applied to any increase or addition of new water meters.  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 STORM 1. There is an existing non-circular corrugated metal stormwater main located in the north-bound travel lanes of Monroe Ave NE directly adjacent to the project (see record drawing 12088). 2. There is an existing catch basin located within the flowline of Monroe Ave NE adjacent to the northwest corner of the site. The catch basin is connected to the existing non-circular corrugated metal stormwater main via an 8-inch corrugated metal pipe (see record drawing R- 158003). 3. There is an existing catch basin located within the flowline of Monroe Ave NE adjacent to the southwest corner of the site. The catch basin is connected to the existing non-circular corrugated metal stormwater main via an 6-inch concrete pipe (see record drawing R-158003) 4. 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 does not fall within the City’s Aquifer Protection Area (APA). 5. 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 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 as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, 414 Monroe Ave NE Mixed-Use, PRE 20-000141 Page 5 of 6 July 15, 2020 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. Any new storm conveyance 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. 9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Any removal of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 10. Erosion control measures to meet the City requirements shall be provided. 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 Monroe Ave NE to the west and private property to the north, south and east. 2. The site fronts Monroe Ave NE, a Minor Arterial Street, on the west side of the property. The available right of way (ROW) width on the frontage of Monroe Ave NE is 60 feet (as per the King County assessor map). Per RMC 4-6-060, the minimum right of way width for a Collector Arterial with 4 lanes is 91’. Applicant will need to dedicate 15.5’ to meet current street standards. The minimum paved roadway width for a minor arterial with 4 lanes is 54’. The paved roadway section consists of 4 – 11’ travel lanes and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter strip, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. a. The applicant is required to provide the frontage improvements unless a waiver or modification of the street frontage improvements as outlined in City code 4-9- 250(C)(5)(d) is requested. 3. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 4. 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. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 6. 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. 414 Monroe Ave NE Mixed-Use, PRE 20-000141 Page 6 of 6 July 15, 2020 7. 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. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9. 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. GENERAL COMMENTS 1. A 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 2020 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: July 16, 2020 TO: Pre-Application File No. PRE20-000141 FROM: Jill Ding, Senior Planner SUBJECT: 414 Monroe Ave NE Mixed-Use 414 Monroe Ave NE 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 subject property consists of one parcel addressed as 414 Monroe Ave NE located on the east side of Monroe Ave NE, north of NE 4th St. The subject site is 0.36 acres (15,625 sf) and is zoned Commercial Arterial (CA). The proposal is to develop the site with a mixed-use building with 22 dwelling units and 5,900 sq. ft. of office. Parking would be provided within the building on the first floor behind the office use, a total of 39 spaces are proposed. Access would be provided via one curb cut off of Monroe Ave NE. No critical areas are mapped on the project site. Current Use: Currently the site is developed with an auto service use, proposed for removal. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. A standalone office use is a permitted use in the CA zone. Attached dwellings within a mixed-use development are permitted within the CA zone, provided: 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. 414 Monroe Ave NE Mixed-Use Preapplication Meeting July 16, 2020 The property is located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Design elements are listed in RMC 4-3-100 for District ‘D’. 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. Density: The minimum density permitted in the CA zoning designation is 20 units per net acre and the maximum density is 60 units per net acre 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. Information required to determine net density was not submitted with the pre-application submittal. Based on a gross site area of 0.36 acres, the proposal for 22 dwelling units would result in a gross density of 61.1 du/ac, which exceeds the maximum density permitted in the CA zone. 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: There are no minimum requirements for lot width or depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. The proposal is not altering the overall lot size which is 0.36 acres and complies with the minimum standard for the zone. Lot Coverage: The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There is no maximum impervious surface coverage for the zone. The proposed building coverage appears to be 100%, which would exceed the maximum 75% coverage permitted for buildings with structured parking. The proposal shall be revised to comply with the building coverage requirements. 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 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 20-foot maximum front yard setback; 15 feet minimum for the side yard along a street, the minimum setback may be reduced to 0 feet through the site plan review process, provided blank walls are not located within the reduced 414 Monroe Ave NE Mixed-Use Preapplication Meeting July 16, 2020 setback; a 20-foot maximum side yard along a street; no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal includes a 0-foot setback from Monroe Ave NE, the proposal shall be revised to provide the required 15-foot setback. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. Building Height: The maximum building height that would be allowed in the CA zone is 50 feet and 70 feet for mixed use structures with a residential component. The submitted materials identify a three-story structure with 41.5 feet in height, which would comply with the 70-foot maximum height requirement for mixed-use buildings within the CA zone. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and recyclable deposit area standards would be verified during the formal land use review process. Landscaping: All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Please refer to landscape regulations for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted with a land use application and a detailed landscape plan and landscape analysis shall be submitted with a building permit application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with 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 414 Monroe Ave NE Mixed-Use Preapplication Meeting July 16, 2020 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 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 or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Parking: Parking for vehicles, 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 ratios would be applicable to the site: Parking Type Area/nu mber of dwelling units Ratio Required Spaces Office 5,900 sf A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. 12-27 Attached dwelling units 22 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed 22-39 The applicant is proposing approximately 39 parking spaces per the submitted site plan, which is within the range of parking spaces required. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25% allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details:  Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 8 feet 4 inches x 16 feet, compact dimensions of 7½ feet x 12 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) 414 Monroe Ave NE Mixed-Use Preapplication Meeting July 16, 2020 gross square feet in size. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. The number of bicycle parking spaces required for the office use shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. 0.5 bicycle spaces are required for each dwelling unit. 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 in-building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6') high, or be floor-to-ceiling. 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 Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Access would be provided via a curb cut off of Monroe Ave NE. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Signs: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review which is different than building permit review. There are specific commercial sign regulations in RMC 4-4-100E.5.a “Business Signs – General.”  Freestanding, Ground, Roof and Projecting Signs: Each individual business establishment may have only one sign for each street frontage of any one of the following types: Freestanding, roof, ground, projecting or combination. Each sign shall not exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot of property frontage which the business occupies up to a maximum of three hundred (300) square feet; or if such sign is multi- faced, the maximum allowance shall not be more than three hundred (300) square feet. However, a maximum of one -half (1/2) of the allowed square footage is allowed on each face.  Signs within the Urban Design Area, Maximum Height of Freestanding Signs: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure.  Wall Signs: Wall signs are permitted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is applied.  Small Parking and Traffic Control Signs: Parking and traffic control signs two (2) square feet or less on private property are allowed without a sign permit. Lighting: New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the building permit submittal. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. 414 Monroe Ave NE Mixed-Use Preapplication Meeting July 16, 2020  A primary entrance of each building shall be located on the façade 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.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  On any façade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground.  Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100I.5.f): extended parapets; feature elements projecting above parapets; projected cornices; 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 during the formal land use review process. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as it includes the construction of a new commercial building over 4,000 square feet in area as well as the development of more than 9 residential dwelling units.. Permit Requirements: The proposed project would require Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 6-8 weeks. The application fees would total $4,431 ($2,640 Site Plan Review + $1,580 SEPA Review + $211 technology fee = $4,431), all fees are subject to change. Any modifications requested would require an additional $250 fee. 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. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. Public Notice: The applicant will be required to install a public information sign on the property. The applicant is responsible for the procurement, installation, and maintenance of the sign. The sign must be installed prior to submitting the land use application. Neighborhood Meeting Requirement: Subdivisions and projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or 414 Monroe Ave NE Mixed-Use Preapplication Meeting July 16, 2020 participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact 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 2020 fees for are as follows:  Fire Mitigation fee currently assessed at $964.53 per residential dwelling unit and $0.26 per sf for office.  Transportation Mitigation Fee assessed based on the rate of $4,836.31 per apartment unit and $10.50 per sf for office.  Parks Mitigation Fee assessed at $2,676.89 per residential unit.  Renton School District Impact Fee assessed at $2,455 per residential unit (plus a 5% processing fee). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to schedule an appointment. Expiration: If approved, the site plan would be valid for two years with a possible two-year extension.