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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000168.docx.pdf1 PRE-APPLICATION MEETING FOR Renton Goddard PRE20-000168 CITY OF RENTON Department of Community & Economic Development Planning Division August 6, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Mike Sippo, 425-430-7289, msippo@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: July 24, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Renton Goddard, Scheme 2 1. The preliminary fire flow is 3,250 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. 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 buildings. 2. Fire impact fees are applicable at the rate of $0.72 per square foot of educational space and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. Credit is due for the removal of the existing buildings. 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 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. Minimum vertical clearance is 13-feet, 6-inches. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 16, 2020 TO: Alex Morganroth, Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Renton Goddard Preapp PRE20-000168 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 reviewed the pre-application submittal for the Renton Goddard School located at 4325 NE Sunset Boulevard. The parcel is 1.87 acres in size and currently contains a single-family residence with a detached garage. The King County Parcel Number is 032305-9055. The applicant is proposing a daycare/school development with a 7,500-11,072 square foot footprint (1-2 stories) and 7,500-9,000 square feet of commercial space within a separate building. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Highlands 565 hydraulic zone. The project is outside of the City’s wellhead protection areas. 2. There is an existing 12-inch City water main located in NE Sunset Blvd that can deliver a maximum capacity of 5,400 gallons per minute (gpm) - (Water Project No. W-0315). There is an existing 8-inch City water main located in NE 12th St that can deliver a maximum capacity of 2,500 gallons per minute (gpm) - (Water Project No. W-0430). The static water pressure is approximately 72 psi at ground elevation of 398 feet. 3. There is an existing ¾-inch water service to the property (City lateral # LAT-020586) (UBRef#440400). 4. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,250 gallons per minute (gpm) based on non-rated construction and including the use of an automatic fire sprinkler system. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development based on a fire flow demand of 3,250 gpm: 1. Installation of approximately 600 feet of a minimum 10-inch diameter on-site water main looped around the building to the north and connected to the existing 12-inch water main in NE Sunset Blvd at two 4 locations. Per City Codes, a looped water main around the building is required when the fire flow demand exceeds 2,500 gpm. The preliminary fire flow exceeds the capacity of the existing 8-inch water main in NE 12th St. The applicant shall take measures to reduce the fire flow demand for the building to the south. All water services for the building to the south shall be provided by the existing 8-inch water main in NE 12th St. 2. Installation of a minimum of 4 off-site and on-site fire hydrants, One within 150-feet and three within 300- feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. The final location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. 3. Installation of Detector Double Check Valve Assemblies (DDCVA’s) backflow prevention assembly on the fire sprinkler supply line to the buildings. The DDCVA’s shall be installed in an underground vault located outside of the building and within private property per standard plan no. 360.2. The City may allow the DDCVA’s to be installed inside the building mechanical and fire sprinkler riser room only if it is located adjacent to an exterior building wall per standard plan no. 360.5. The location of the DDCVA ’s inside the buildings must be pre-approved by the City Plan Reviewer and Water Utility. A fire hydrant is required within 50 feet of the fire department connection (FDC) for the fire sprinkler system. 4. Installation of a separate domestic water meter for each of the buildings. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 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 right-of-way or within an easement on private property. 5. Installation of a backflow prevention assembly on private property behind the domestic water meters. Reduced-pressure principle backflow prevention assemblies (RPBA’s) are required for the water meters for each of the buildings. The RPBA’s shall be installed inside above-ground heated enclosures per City standard plan no. 350.2. The RPBA’s may be located inside the buildings 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 6. Installation of a separate water meter for landscape irrigation with a DCVA backflow prevention assembly per City Standard Plan 340.8 is required downstream of the irrigation meter. 7. 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. Minimum vertical clearance is 13-feet, 6-inches. 8. The existing 3/4-inch domestic water service shall be cut and capped at the main line. 9. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the property and any other private properties that the water main passes through. A minimum 10-foot setback is required from the building foundation to the new water main. 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. 5 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 if there is an increase in size to the existing water services or if new services are proposed. 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.  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.  Credit based on the size of the existing water services will be applied to any increase or addition of new water meters.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 12” concrete sewer flowing east to west north of the site in NE Sunset Boulevard. Reference Project File WWP2700167 in COR Maps for record drawings. There is also an existing 8” PVC sewer flowing from south to north in the western portion of the neighboring property to the east. Reference Project File WWP27003995 in COR Maps for record drawings. This sewer is contained in an existing 20’ sewer easement along the neighbor’s western property line. 2. The existing home is currently being served by an existing septic system as City r ecords do not show a sewer billing account for this parcel. The existing septic tank will need to be decommissioned in accordance with Department of Health requirements. 3. The buildings shall be served by separate side sewers. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. According to the as-built plans (S- 039501) there appears to be 3 sewer stubs, likely installed for future development of the property, that are stubbed to the east property line. The applicant could CCTV the existing stubs, and if they are in good 6 condition and located such that they can be used for the development, the existing stubs could be used. If they are not in good condition, they would need to provide new sewer stubs to service the development. 4. If a commercial kitchen is proposed in either of the buildings, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that it is accessible for routine maintenance. Grease interceptors shall be a minimum of 1500 gallons. 5. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a Special Assessment District (SAD) fee. The site is located in the Honey Creek Sewer Interceptor SAD. The SAD fee for the commercial use swill be based on domestic meter units. A 1” meter would be the equivalent of one unit ($250.00). If a larger meter is proposed for either commercial space, an equivalency based fee based on the flow the meter provides will be assessed. 8. 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 DRAINAGE COMMENTS 1. The site currently contains a single-family residence and detached garage with associated driveway and is predominately covered by trees and grass. There is a 12” concrete storm drain along the project along the NE Sunset Boulevard frontage. Reference Project File TED4003643 in COR Maps for record drawings. The site gradually slopes away from NE Sunset Boulevard towards the center of the site towards Honey Creek. The southern half of the site flows from the south to north. Honey Creek flows from east to west through the center of the site. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the May Creek drainage basin. 3. 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). 4. 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 7 https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 5. 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. 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. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. 9. Erosion control measures to meet the City requirements shall be provided. 10. A Construction Stormwater General Permit from Department of Ecology will be required if grading a nd clearing of the site exceeds one acre. 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/STREET COMMENTS 1. The 2020 transportation impact fee is $70.39 per square foot for Daycare uses. The 2020 transportation impact fee for possible commercial uses is as follows: a. Convenience Market - $159.71 per square foot b. Fast Food with no Drive-Up - $102.14 per square foot c. Restaurant sit-down - $43.89 per square foot. Please consult the 2020 Development Fees Document on the City’s website for a complete list of traffic impact fees. Traffic impact fees for each building are due at the time of building permit issuance for the respective building. 2. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with 5 lanes is 103’. The minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, 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. 3. The King County Assessor’s Map shows a current right of way width of approximately 90’ for NE Sunset Boulevard adjacent to the site. A dedication of approximately 6.5’ along the frontage would be required to meet the City’s street standards. 8 4. There is a 56’ wide paved roadway with a 0.5’ curb and 5’ sidewalk along both frontages of the road. City staff has confirmed that the curb to curb width is adequate and would support a street modification at this time to keep the existing curb to curb width. Conformance with the City’s complete street standards would be required behind the curb line. An 8’ planter and 8’ sidewalk would be required. The existing curb may be required to be replaced in its current location. If 2’ of clear space is not provided once the new street frontage improvements are installed in the current right of way limits, right of way dedication may be required. 5. Note that the City’s 2020-2025 TIP includes the NE Sunset Blvd (SR 900) Corridor Improvements – TIP No.20, which proposes street improvements for NE Sunset Blvd. The exact scope of the Sunset Blvd improvements is yet to be determined, particularly along the frontage of the development site. Depending on the submittal timing of a complete land-use application, the above mentioned street section may change and additional construction and/or right-of-way may need to be dedicated. 6. Parking lot construction shall be in accordance with City code 4-4-80G. 7. The proposed drive aisle shall comply with the drive aisle standards found in RMC 4-4-080. 8. Bridge construction shall meet RMC 9-7-1 and the 2010 Standard Specifications for Road, Bridge and Municipal Construction, published by the Washington State Department of Transportation and the Washington State Chapter of the American Public Works Association as modified or supplemented by the City of Renton’s supplemental specifications, together with the Standard Plans for Road, Bridge and Municipal Construction published by the Washington State Department of Transportation and the Washington State Chapter of the American Public Works Association as modified or supplemented by the City of Renton Standard Plans for Public Works Construction/Details. 9. Bridge construction shall meet all the provisions of RMC 4-3 (Environmental Regulations and Overlay Districts) and RMC 4-4 (City-Wide Property Development Standards) including, but not limited to, utility crossing provisions, wetland and stream buffer mitigation, fish passage, structural, span and floodplain/floodway provisions. 10. Per RMC 4-3-050(G)(4)(e)(iv) Bridges Crossing Floodways: In mapped or unmapped flood hazard areas, future flow conditions shall be considered for proposed bridge proposals crossing floodways. 11. The applicant shall submit a Trip Generation Report based on the project’s use and trip generation data from the 10th Edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) with the site plan submittal. A Traffic Impact Analysis per City of Renton standards is required if the redevelopment generates new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods as determined by the Trip Generation Report. 12. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.2 and 104.4. 13. Per RMC 4-6-060, public street frontages along commercial sites are required to conform to the City’s street lighting standards. A street lighting analysis and plan shall be submitted with the construction permit. 14. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 9 GENERAL COMMENTS 1. 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. 10 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 4, 2020 TO: Pre-Application File No. 20-000168 FROM: Alex Morganroth, Senior Planner SUBJECT: Renton Goddard 4325 NE Sunset Blvd 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, 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 at 4325 NE Sunset Blvd (APN 032305-9055) is located on the south side of NE Sunset Blvd near the intersection of Whitman Ct NE. A single-family home and multiple associated accessory structures are located on the site and would be removed. The project site total s 1.87 acres in area and is located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’. The applicant proposes to construct either a one or two story daycare center on the site, as well as a retail development. The applicant proposed two site design options. Option 1 locates a 7,500 sq. ft. retail use along NE Sunset Blvd (north side of site) and the daycare center at the rear of the site. Option 2 locates the daycare center along NE Sunset Blvd and proposed a 9,000 sq. ft. retail use at the rear of the site. The daycare center would between 7,500 and 11,000 in size depending on site orientation. The project includes between 43 and 57 surface parking space depending on final building size. Access for both proposals would be via a single driveways off of NE Sunset Blvd. The City’s mapping system indicates that an Ns rated stream (Honey Creek) is located on the property. Current Use: A single-family home with associated accessory structures are located on the site. Zoning: The CA zone allows for a variety of retail uses. In addition, the use “Daycare Center” is permitted outright in the CA zone. Commercial Arterial (CA) Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and District ‘D’ overlay “RMC 4-3-100 “Urban Design Regulations” effective at the time of complete application (noted as “CA standards” herein). 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. No dwelling units were proposed as a part of the project. 11 Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location. 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. Building coverage would be limited to 65 percent as surface parking is proposed. The proposal appears compliant with lot coverage maximum. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The project would have a minimum 15-foot setback and maximum 20-foot setback from the NE Sunset Blvd ROW. No side or rear yard setbacks would apply to this site. Please refer to the critical areas section for stream buffer and setback requirements. The buildings in both proposals appear to meet both the minimum and maximum setbacks from the front property line (NE Sunset Blvd). Height – Maximum building height is 50 ft., except 70 ft. for mixed use (commercial and residential) in the same building. Heights may exceed the Zone’s maximum height with a Conditio nal Use Permit, however in no case shall building height exceed the maximum all owed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The project narrative did not indicate the heights of the proposed buildings. Compliance with the allowed building height would be verified at the time of formal land use review. 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. 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 sq uare 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 office, educational and institutional developments, a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of 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. 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. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90-percent coverage within 3-years. Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of land use application. 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, tree retention plan and worksheet, and arborist report shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an 12 evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. Trees within critical areas and proposed public rights-of-way shall not contribute to the number of significant trees required to be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use appli cation that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be required with the land use application. Parking: The following table provides parking ratios for the daycare and retail components: Use Ratio Day Care Centers A minimum and maximum of 1 for each employee and 2 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program. Retail Sales Min: 2.5 space / 1,000 SF Max: 5 spaces / 1,000 SF Shopping Centers (if retail building is multitenant) A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. The applicant has provided varied amounts of parking with the depending on the site orientation. Compliance with the commercial parking requirements would be verified when the specific use is identified. 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. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and compact space requirements and aisle width requirements. The proposal would be required to provide bicycle parking based on 10 % of the required number of parking stalls for the commercial and daycare uses. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements. 13 Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. 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. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. 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 zoned 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. The proposed one 30-foot wide driveway appears to comply with the regulations. Cross-site access to the site to the north should be explored. 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 identify how the project meets each of the applicable urban design regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one -half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum h eight of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 3. At least one of the following design elements shall be used to promote a transition to surrounding uses: Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. 4. 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. 5. Parking shall be located so that no surface parking is located between a building and the front property line and shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 6. 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. 7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 8. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 9. 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 shall be provided. Upper level common decks, patios, terraces, or roof gardens and spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development. 10. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 11. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 14 12. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Critical Areas: Honey Creek is located along the southeast portion of the property. The City’s COR mapping database identifies this reach of Honey Creek as Ns or a non-fish seasonal stream however be advised that portions of the creek have been found to be fish bearing. Ns rated streams require a minimum buffer of 50-feet and a structure setback of 15-feet from the edge of the buffer. Reduction of Ns stream buffers are limited to a 40-foot buffer and the buffer would require enhancement. Buffer width may also be averaged with a minimum width of 25-feet if the total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging. Buffer averaging also requires enhancement to the remaining buffer area. A Native Growth Protection Area would be established for the onsite stream and associated buffer as part of the site plan approval process. See RMC 4-3-050I.2 for buffer reduction and averaging criteria. The site plan indicates a vehicular drive and utilities in the stream buffer. Construction of new private transportation facilities (i.e. roads/parking lots) and utilities are not exempt in stream buffers per RMC 4-3- 050C.4. Alterations within stream buffers for transportation crossings and utilities may be permitted pursuant to the criteria in RMC 4-3-050.J.2 – Criteria for Administrative Approval of Transportation Crossings in Stream/Lake or Buffer Areas: i. The proposed route is determined to have the least impact on the environment, while meeting City Comprehensive Plan Transportation Element requirements and standards in RMC 4-6-060; and ii. The crossing minimizes interruption of downstream movement of wood and gravel; and iii. Transportation facilities in buffer areas shall not run parallel to the water body; and iv. Crossings occur as near to perpendicular with the water body as possible; and v. Crossings are designed according to the Washington Department of Fish and Wildlife Fish Water Crossing Design Guidelines, 2013, and the National Marine Fisheries Service Guidelines for Salmonid Passage at Stream Crossings, 2000, as may be updated, or equivalent manuals as determined by the Administrator; and vi. Seasonal work windows are determined and made a condition of approval; and vii. Mitigation criteria of subsection L of this Section are met. Criteria for Administrative Approval of Utilities in Stream/Lake or Buffer: i. Fish and wildlife habitat areas shall be avoided to the maximum extent possible; and ii. The utility is designed consistent with one or more of the following methods: (a) Installation shall be accomplished by boring beneath the scour depth and hyporheic zone of the water body and channel migration zone; or (b) The utilities shall cross at an angle greater than sixty (60) degrees to the centerline of the channel in streams or perpendicular to the channel centerline; or (c) Crossings shall be contained within the footprint of an existing road or utility crossing; and iii. New utility routes shall avoid paralleling the stream or followi ng a down-valley course near the channel; and iv. The utility installation shall not increase or decrease the natural rate of shore migration or channel migration; and v. Seasonal work windows are determined and made a condition of approval; and vi. Mitigation criteria of subsection L of this Section are met. 15 It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Due to the construction of a new building greater than 4,000 sq. ft. and the presence of critical areas on the property , the project 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 - The proposal would require Hearing Examiner Site Plan Approval as the project includes a commercial element and is adjacent to residentially zoned property south of the site. The site plan review and environmental checklist can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2020 Hearing Examiner Site Plan Review application fee is $3,700. The environmental checklist fee is $1,548. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal and informational handouts can be found on the City’s website by clicking “How Do I?” on the home screen, then “City Documents” and then “CED Forms” under the heading for Community and Economic Development. The City requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction, building and sign permits would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300- feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits. Ground floor commercial space impact fees would be calculated when use is determined. The noted fee calculations are for 2020 and may increase in 2021.  A Fire impact fee currently assessed at $0.72 per square foot of educational space and $1.25 per square foot of retail space.  A Transportation impact fee assessed at $70.39 per square foot of daycare space. Impact fees for the retail space would depend on the proposed use. See the link to the fee 2019/2020 City of Renton Fee Schedule below for a list of various uses and the associated impact fees. https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrative%20Services/Finance /Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf 16 Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: Site plan approval is valid for two years with a possible two-year extension.