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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000021.pdf1 PRE-APPLICATION MEETING FOR Rolling Hills Parks Maintenance Facility PRE22-000021 CITY OF RENTON Department of Community & Economic Development Planning Division February 10, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: January 24, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Rolling Hills Park and Shops 1. The fire flow requirement is 3,000 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of each proposed building. One hydrant is required within 50-feet of all fire department connections for the sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code. Fire hydrants shall also meet maximum spacing requirements of 300-feet on center. A looped water main is required for all fire flows over 2,500 gpm. Fire flow may increase if future additions are contemplated. There are no existing water mains on this site. 2. Fire impact fees are applicable at the rate of $0.15 per square foot shops /maintenance areas and $0.26 per square foot of office space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the buildings. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. Fire sprinkler thresholds are 5,000 square feet and fire alarm thresholds are 3,000 square feet. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for any on site roadways. Required turning radius are 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. Fire lane signage required per code. Any propose restricted access gating systems shall meet all fire department specifications for automatic opening gates. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT DATE: February 10, 2022 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Development Engineer SUBJECT: Renton Parks Maintenance Facility 2401 Puget Dr SE, Renton, WA PRE22-000021 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 # 2023059109. 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 Rolling Hills 490 and 590 Pressure Zones. 2. There is one existing 3.0-million-gallon water tank and one existing water tower within the project site. The City will be installing an additional 2.0-3.0 million-gallon water tank in the future southeast of the existing water tank. The final site design will need to be coordinated to ensure that all public infrastructure can be accommodated in the current and future plans. 3. There is an existing 16-inch water main (Record Dwg: W-102201, within Rolling Hills 490 Pressure Zone) along the southwest property line of the site. Due to the limited pressure availability in this z one, project water connections cannot connect to the 490 Pressure Zone. There is also an existing 12-inch water main (Record Dwg: W-022004) within the Rolling Hills 590 Pressure Zone) along the west side of Puget Dr SE, which can deliver a maximum flow rate of 2,500 gallon per minute, the static water pressure is approximately 56 psi at ground elevation of 460 feet. 4. There is an existing fire hydrant to the southwest of the site within the west side landscape area of Puget Dr SE (Hydrant ID No. HYD-SE-00206). Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements. 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service, the development will include but not limit to the items that follow: a. Installation of 12-inch water main within the access road connecting to the existing 12’’ water main in Puget Dr SE. A looped water main may be required based on the final fire flow demand and final site plan. 4 b. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. c. A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right of Way. d. Installation of domestic water service lines and meters, one meter is required for each building. The sizing of the meter and private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). e. Installation of backflow prevention assemblies on the domestic water meter(s). f. Installation of a fire sprinkler stub and backflow prevention assembly (DDCVA) for the building fire sprinkler system. g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. Civil plans for the water main improvements will be required and must be prepared by a Profe ssional 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 2021 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 structural cannot be installed over the water main unless the water main is installed inside a steel casing. 8. The development is subject to 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 fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2022 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line, $ 4,605 per 1-1/2-inch service line, and $4,735 per 2-inch service line and the Contractor will provide the materials and will install the service line and water meters. b. Drop-in meter fee is $ 460 per 1-inch meter, $ 750 per 1-1/2-inch meter, and $ 950 per 2-inch meter. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton Sewer 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located within the intersection of Puget Drive SE and SE 19th Street (see record dwg: S-008401). There is also an existing 8’’ concrete gravity wastewater main located within the intersection of Rolling Hills Ave SE and SE 16th Ct (see record dwg: S-008101). 3. The project is required to add a sewer main extension from the site to the sewer main near the intersection of Puget Drive SE and SE 19th Street, or to the sewer main near the intersection of Rolling Hills Ave SE and SE 16th Ct. A minimum of 8-inch extension conforming to the standards in RMC 4-6-040 will be required. The new 8” sewer main shall be extended across the southern property line to the southeast most corner of the property. The applicant will need to show how they propose to serve the new development with sanitary sewer service to each of the buildings. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. Due to the vehicle workshops and wash facility feature, the floor drains in these buildings are required to drain through an oil/water separator within the side sewer and no connections are to be made to the storm system. The oil/water separator shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 5 6. No sewer system development charge (SDC) will be collected on City-owned properties per RMC 4-1- 180.B.2.b. Surface water 1. The site is located at a high point. From the center of the site the grades slope downwards to the north- east and the south-west. There are City of Renton 12-inch concrete stormwater mains (Record Dwg: R- 134702) and associated catch basins along the west side of 116th Ave SE and southwest side of Puget Dr SE, which are conveyed to the detention pond located within the northeast portion of the project site. There is a surface ditch (Facility ID No. 155108) within the east side of the Puget Dr SE flowing to the southwest along the northwest property line of the project site. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study com plying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard area (matching Forested site conditions). The north portion of the site is located in the Lower Cedar River Basin and Ginger Creek sub basin. The south portion of the site is located in the Black River Basin and Thunder Hills Creek sub basin. 3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2017 RSWDM. 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. Special inspection from the building department is required. 5. 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. 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 extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 8. Erosion control measures to meet the City requirements shall be provided. 9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. Construction Storm Water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. No stormwater SDC fees will be collected on City-owned properties per RMC 4-1-180.B.2.b. TRANSPOTATION 6 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) Puget Dr SE is classified as a Minor Arterial Road. Existing right of way (ROW) width is approximately 100 feet. To meet the City’s complete street standards for minor arterial streets, minimum ROW width is 91 feet. Half street improvements as taken from the ROW centerline will be required and include a pavement width of 27 feet (2-11-ft travel lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees and storm drainage improvements. No ROW dedication would be required. b) 116th Ave SE is classified as a Minor Arterial Road, existing ROW width is approximately 30 feet. To meet the City’s complete street standards for minor arterial streets, minimum ROW width is 91 feet. Dedication of 30.5 feet of ROW would be required. Street improvements are required which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, 2-ft clearance between sidewalk and property line, street trees and storm drainage improvements. However, the City’s Transportation Department has established a corridor plan for this section of 116th Ave SE. The corridor determined by the City’s Transportation Department requires a ROW width of 71-ft. The paved roadway section is 44-ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the roadway. Due to the misaligned right of way in relation with the road centerline, dedication of right-of-way would be variable to meet the street section requirement. 2. The project proposes to add an office building, shops and warehouses within the south portion of the site accessing through Puget Dr SE, which requires an access road and turnaround per RMC 4-6-060. The new access will require a minimum of 20’ paved fire lanes. Please refer to the Fire Authority for fire access roadways requirement. 3. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 8. A traffic study meeting City of Renton traffic study guidelines is required at the land -use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 9. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2022 transportation impact fee for net new pm peak hour vehicle trips is $7,145.85 per trip. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 7 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 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 fee schedule. 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 10, 2022 TO: Pre-Application File No. 22-000021 FROM: Alex Morganroth, Senior Planner SUBJECT: Renton Parks Maintenance Facilities 2401 Puget Dr SE (APN 2023059109) 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 applicant, the City of Renton Department of Community Services, is proposing to construct a parks maintenance facility on the City-owned Rolling Hills Reservoir site located at 2401 Puget Dr SE (APN 2023059109). The subject parcel is approximately 13 acres in size is developed with two water tanks, a pump house, a stormwater pond, a monopole wireless communications facility. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing to construct four buildings including a 11,400 sq. ft. administrative and three shops buildings approximately 7,800 sq. ft., 8,800 sq. ft., and 4,200 sq. ft. in size. In addition, the applicant has proposed a variety of covered spaces for vehicles washing, material storage, and other storage totalling approximately 13,000 sq. ft. Surface parking for staff and storage of City vehicles is also proposed on the site. Access to the proposed facilities would be via an existing 20-foot wide driveway off of Puget Dr SE located directly south of an existing water tank. An additional driveway is located north of the proposed buildings and is used to access the existing pumphouse. According to COR Maps, a moderate coal mine hazard and sensitive slopes hazard are located on the site. The applicant did not indicate the number of trees proposed for removal. Current Use: The area of the project site proposed for development is primarily undisturbed, forested land. The United Christian Church of Renton is located on the north side of the site. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The 9 Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. No residential units are proposed as part of the project. The proposed use is classified as a City Government Facility, defined as “Facilities of any unit of City government. Types of facilities include community centers, public works maintenance facilities, courts of law, fire halls, and other types of municipal facilities.” per RMC 4-11-070. City government facilities are permitted in the R-8 zone with an approved Hearing Examiner Conditional Use Permit. Conditional Use (Hearing Examiner): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The width of lots at their foremost points (i.e., the points where the side lot lines intersect with the street ROW line) cannot be less than 80% of the required lot width (40 feet for R-8 zone), except in cases of lots on a street curve or the turning circle of a cul-de-sac, which must have a minimum of 35 feet. Lots abutting both a public street and a driveway tract are classified as corner lots. No changes to the existing lot are proposed. The existing lot appears to meet the lot dimensional requirements in the R-8 zone. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one -and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate h eight. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the 10 primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards would be required to be demonstrated at the time of formal site plan review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setbac k, the side yard setback of the zone shall apply. Compliance with setbacks for would be required to be demonstrated at the time of formal site plan 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 (see RMC 4-4-095). Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office development, a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. For other nonresidential development, a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 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 recycling and refuse deposit areas. Dimensions of the refuse and recyclables deposit areas shall be of sufficient width and depth to enclose containers for refuse and recyclables, and to allow easy access. The site plan did not identify a refuse and recycling enclosure area for the proposed development. The proposal would need to demonstrate compliance with the refuse and recycling standards of the code at the time of land use application. Access/Driveways: Access to the lots was proposed via an existing unimproved driveway off of Puget Dr SE. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. Parking: Per RMC 4-4-080.E.10.d, for uses not specifically identified in the parking space table, Department of Community and Economic Development staff shall determine which of the below uses is most simi lar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. Based on the description provided in the narrative, the parking requirements are anticipated to be calculated using the parking space standards for Offices, General” and “Warehouses and indoor storage buildings” uses. The applicant would be required to demonstrate compliance with the parking requirements based on the net square footage of the proposed uses, at the time of formal application. The appropriate amount of ADA accessible stalls is based on the total number of parking spaces that will be required at the time of building permit application. ADA accessible stalls must be a minimum of 8 feet (8’) in width by 20 feet (20’) in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. A standard parking stall shall be a minimum of nine feet (9') in width measured from a rig ht angle to the stall sides and a minimum of eighteen feet (18’) in length. A formal site plan with parking would be reviewed at the time of the land use application. A twenty five percent (25%) reduction or increase from the minimum or maximum number of p arking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D. 11 The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the office and shops. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parkin g 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. Bicycle parking shall be conveniently located with respect to the street right- of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Compliance with private driveway and parking standards would be verified at the time of formal land use review. Fences/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. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights -of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 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. Project that are abutting less intensive uses, such as a nonresidential development in a residential zone, would require a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight- obscuring landscaped visual barrier, along common property lines. A fifteen foot (15’) perimeter landscape strip is required on the outside of a storm drainage facility fence. Planting shall be consistent with the Surface Water Design Manual and trees are prohibited on any berm serving a drainage-related function. Trees and shrubs are also prohibited within the fenced area and within ten feet (10’) of any manmade drainage structure (e.g., catch basins, ditched, pipes, vaults, etc.). If a storm drainage facility is proposed as part of the project, perimeter landscaping is required around the facility. The perimeter landscape strip shall be a minimum of fifteen (15’) of width and shall be located on the outside of the facility fence, unless otherwise determined through the subdivision process. For more information about storm drainage facility landscaping refer to RMC 4-4-070.H.6. Perimeter Parking Lot Landscaping – The applicant is proposing 8 to 17 ½ feet of landscaping around the perimeter of the site for screening. Outside storage lots shall be effectively screened by a combination of landscaping and fencing along the perimeter. A minimum of ten feet (10') landscaped strip is required between the property lines along public rights-of-way and the fence. All parking lots shall have perimeter landscaping at least 10 feet in width measured from the street right-of-way (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 (90%) coverage within 3 years of installation. Interior Parking Lot – Per RMC 4-4-070F.6.b Minimum Amounts of Interior Parking Lot Landscaping, surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 12 100 or more 35 sf/parking space Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan must be provided with the formal land use applic ation as prepared by a registered landscape architect or other certified professional. Significant Tree Retention: If significant trees 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 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would 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. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of two (2) trees per 5,000 square feet of lot area onsite. 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 twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (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 cottonwo ods 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 application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Critical Areas: According to COR Maps, sensitive slopes and a moderate coal mine hazard are present on the site. Due to the presence of a moderate coal mine hazard, the applicant shall be required to include a coal mine hazard assessment as outlined in RMC 4-8-120 either as a part of the geotechnical report or as a separate assessment. The applicant will need to provide the coalmine hazard assessment at the time of land use application submittal. Based on the presence of geological hazards on the site, the applicant shall submit a geotechnical report for the site prepared by a professional geotechnical engineer. The report shall be submitted with the formal land use application. 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: The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. An environmental checklist must be submitted with the land use application. Site Plan Review: The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the 13 Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Permit Requirements: The proposal would required a Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and Administrative Site Plan Review. All applications would be reviewed concurrently in an estimated time frame of 12 weeks following acceptance of a complete application. The 2022 fees are as follows: Hearing Examiner Conditional Use Permit application fee - $3,300.00, Administrative Site Plan Review application fee - $2,700.00, Environmental Review fee - $1,600.00. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits (Preliminary Plat, SEPA Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, Fire and Transportation impact fees would be required prior to the issuance of building permits. The 2022 impact fees would be assessed at the time of formal building permit application based on the type of use. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 14 Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: Once the Site Plan and Conditional Use Permit application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension for both the site plan and the condition use permit. The approval body may require a public hearing for such extension.