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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000049.pdf1 PRE-APPLICATION MEETING FOR Grady Way Parking Lot PRE22-000049 CITY OF RENTON Department of Community & Economic Development Planning Division March 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 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 10, 2022 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Development Engineer SUBJECT: Grading Way Parking 1349 SW Grady Way, Renton, WA PRE22-000049 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 # 2423049054, 2423049133 and 2423049128. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposal does not impact the water utility. Sewer 1. The proposal does not impact the sewer utility. Surface water 1. There is an 18-inch concrete storm main (Record Dwg: R-190407) along the north property line of the project site front SW Grady way. The project is relatively flat with the elevation of approximately 22’. 2. Critical areas are present onsite that may affect stormwater review. The site contains a flood hazard area, the Springbrook Creek floodway and 100-year floodplain. The site is west of Springbrook Creek and within the Creek’s regulated high intensity shoreline. The site is adjacent to a steep slope hazard area for sensitive and protected slopes just east of the site. 3. 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 complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (matching existing site conditions). The project site is located in the Black River Basin and Springbrook Creek sub basin. 4. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 3 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 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. 6. 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. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum 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. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. 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. 11. 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. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRent on” TRANSPORTATION 1. Since the overall construction valuation is estimated to be less than $150,000, in accordance with RMC 4- 6-060, no street frontage improvements or right of way dedication are required. However, if during Land- Use review it is determined that the construction valuation exceed an overall valuation of $150,000, the project may become subject to further transportation review. 2. Refer to City code 4-4-080 regarding driveway regulations. 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. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. 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. 6. 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 person vehicle trips is $7,145.85 per trip. 4 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. 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. 5 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 10, 2022 TO: Pre-Application File No. 22-000049 FROM: Alex Morganroth, Senior Planner SUBJECT: Grady Way Parking Project SW intersection of Oakesdale Ave SW and SW Grady Way (APN # 2423049054, 2423049133, 242304918) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The applicant is proposing to construct a surface parking lot with gate across three vacant parcels located southwest of the SW Grady Way and Oakesdale Ave SW (APN 2423049054, 2423049133, 242304918). The three (3) parcels total 16,933 sq. ft. (0.38 ac) and have a zoning designation of Commercial Office (CO). The property has a designation of “Employment Area” in the Comprehensive Plan Land Use Map. According to the applicant, the proposed surface parking lot would include 15 angled parking stalls and one parallel parking stall. Access to the parking lot would be via two access drives off of SW Grady Way. The site is currently undeveloped and primarily consists of ground vegetation and a few small trees/shrubs. According to COR Maps, a High Seismic Hazard, regulated slopes, a floodway, and Special Flood Hazard Area (Zone – AE) are mapped on the project site. In addition, all three (3) parcels are located fully or partially within the Black River/Springbrook Creek Reach B regulated shoreline area and have an environmental designation of Shoreline High Intensity. The project would result in approximately 16,0000 sq. ft. of new impervious surface. No trees would be removed according to the applicant. Current Use: The site is undeveloped and primarily consists of unmaintained vegetation. In addition, a portion of the Springbrook Trail may be located on APN 2423049128. Comprehensive Plan/Zoning: The property has a Comprehensive Plan land use designation of Employment Area (EA) and is zoned Commercial Office (CO). The purpose of the CO zone is to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. The proposed surface parking lot is a permitted use in the IM zone. Based on the applicant’s description of the use, the parking lot may be classified as either “Vehicle storage” or “New Surface Parking, Commercial or Public”. Per RMC 4-11-190 ‘Definitions S’, “vehicle storage” is defined as “an indoor 6 or outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for more than seventy- two (72) hours. This definition excludes bulk storage, vehicle sales, vehicle rental, tow truck operation/auto impoundment yard, auto wrecking yard, outdoor storage, and indoor storage”. Vehicle storage is not permitted in the CO zone. Per RMC 4-11-160 ‘Definitions P’, New surface parking lots, commercial or public, are defined as “open lots or grounds with at-grade parking improvements. This definition excludes dedicated park and rides, shared-use park and rides, and commercial and public structured parking garages.” New surface parking lots are allowed in the CO zone with an approved Administrative Conditional Use Permit, but only if not used for vehicle storage as defined above. The applicant shall provide additional information on the plan for the proposed parking area in order to allow staff to make a use classification determination. New surface parking lots, commercial or public, are permitted in the CO zone with an approved Administrative Conditional Use Permit. Conditional Use (Administrative): 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 4-4-080, “Parking, Loading and Driveway Regulations” (noted as “Parking regulations” herein) effective at the time of complete application. Standard Parking Stall Size – Surface/Private Garage/Carport: A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. A parking stall shall be a minimum of nine feet (9') in width measured from a right angle to the stall sides. Parking Aisle Width Minimums (90 degree parking): For one row and two (2) rows of ninety degree (90°) parking using the same aisle in a one way or two (2) way circulation pattern, the minimum width of the aisle shall be twenty four feet (24'). Maneuvering Space/Use of Public Right-of-Way: Maneuvering space shall be completely off the right-of-way of any public street except for parking spaces provided for single family dwellings and duplexes. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right-of-way. 7 Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and located so as to avoid undue glare or reflection of light pursuant to RMC 4-4-075, Exterior On-site Lighting. Light standards shall not be located so as to interfere with parking stalls, stacking areas and ingress and egress areas. Accessible Parking as Stipulated by ADA: One ADA spots would be required for parking lots with between 1 and 25 spaces. Parking Lot Construction Requirements: All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Wheel stops shall be required on the periphery of the parking lot so the cars shall not protrude into the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be two feet (2') from the end of the stall for head-in parking. Landscaping: Surface parking lots are subject to the landscape regulations in RMC 4-4-070. Perimeter Landscaping: All parking lots shall have perimeter landscaping at least ten feet (10’) in width as measured from the street/alley ROW. The landscape strip shall meet the following standards: a. Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one- half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. (Ord. 5828, 12-12-2016) b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings. A parking lot with 15 to 50 stalls shall provide 15 sf/parking space. Based on the 16 stalls proposed by the applicant, a total of 240 sq. ft. of interior landscaping is required for the proposed project. Please note that perimeter landscaping cannot be substituted for interior landscaping. a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Optional Landscape Layouts 8 Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Access: Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165 -feet of street frontage serving any one property or among properties under unified ownership or control; for each 165-feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. Based on the length of the frontage for the subject site, only one driveway would be allowed. 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 10 percent (10%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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 include trees with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within the most recent ten (10) years shall qualify as significant trees, regardless of the actual caliper. 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 cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require 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. Fences or Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A 9 fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4- 4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See 4-4-075 for additional standards. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. Critical Areas: A High Seismic Hazard is mapped on the project site. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. Pursuant to the FEMA Flood Insurance Rate Maps (FIRM) the subject site contains a Floodway and a Special Flood Zone AE (base flood elevation determined) which is classified as a 100-year flood plain. Based on the submitted site plan, a portion of the proposed parking lot would be located in the floodway. The entire site is located in the Special Flood Zone AE. Encroachments, including fill, new construction, substantial improvements, and construction or reconstruction of residential structures is prohibited within designated floodways, unless it meets the provisions of subsection G4e of RMC 4-3-050, Additional Restrictions within Floodways, see below: i. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction, substantial improvements, and other development are prohibited unless certification by a registered professional engineer demonstrates through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that: (a) Encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge; and (b) There are no adverse impacts to the subject property or abutting or adjacent properties; and (c) There are no higher flood elevations upstream; and (d) The impact due to floodway encroachment shall be analyzed using future land use condition flows. ii. Residential Construction in Floodways: Construction or reconstruction of residential structures is prohibited within designated floodways, except for: (a) Repairs, reconstruction, or improvements to a structure which do not increase the ground floor area; and (b) Repairs, reconstruction or improvements to a structure, the cost of which does not exceed fifty percent (50%) of the market value of the structure either: (1) before the repair, reconstruction, or improvement is started; or (2) if the structure has been damaged, and is being restored, before the damage occurred. Work done on structures to comply with existing health, sanitary, or safety codes or to structures identified as historic places may be excluded in the fifty percent (50%). iii. Compliance Requirements: If this subsection G is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard areas reduction provisions of this Section. iv. Bridges Crossing Floodways: In mapped or unmapped flood hazard areas, future flow conditions shall be considered for proposed bridge proposals crossing floodways. 10 vi. AE and A1-30 Zones with Base Flood Elevations but No Floodways: In areas with BFEs (when a regulatory floodway has not been designated), no new construction, substantial improvements, or other development (including fill) shall be permitted within zones A1-30 and AE on the community’s FIRM, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than one foot (1') at any point within the community. The FIRM maps indicate the base flood elevation to be 19 feet Mean Sea Level (MSL). Flood Hazard Data shall be submitted with formal land use application pursuant to RMC 4-8-120D. In addition, new industrial structures shall have the lowest floor, including basement, elevated a minimum of one foot above the level of the base flood elevation. See RMC 4-3-050I for further flood hazard information and requirements. 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. Shoreline Jurisdiction: The site is also partially located in Reach B of the Black River/Springbrook Creek Regulated Shoreline Area. The portion of the site within the regulated shoreline area is designated Shoreline High Intensity. Per RMC 4-10-090 ‘Shoreline Master Program, a parking lot would be subject to the development standards for Transportation Uses, including parking lots, as outlined in RMC 4-3-090.E.10.e: Transportation: a. General Standards: New and expanded transportation facilities shall be designed to achieve no net loss of ecological functions within the shoreline. To the maximum extent feasible the following standards shall be applied to all transportation projects and facilities: i. Facilities shall be located outside of the shoreline jurisdiction and as far from the land/water interface as possible. Expansion of existing transportation facilities shall include analysis of system options that assess the potential for alternative routes outside shoreline jurisdiction or set back further from the land/water interface. ii. Facilities shall be located and designed to avoid significant natural, historical, archaeological, or cultural sites, and mitigate unavoidable impacts. iii. Facilities shall be designed and maintained to prevent soil erosion, to permit natural movement of groundwater, and not adversely affect water quality or aquatic plants and animals over the life of the facility. iv. All debris and other waste materials from construction shall be disposed of in such a way as to prevent their entry by erosion into any water body and shall be specified in submittal materials. v. Facilities shall avoid the need for shoreline protection. vi. Facilities shall allow passage of flood waters, fish passage, and wildlife movement by using bridges with the longest span feasible or when bridges are not feasible, culverts and other features that provide for these functions. vii. Facilities shall be designed to accommodate as many compatible uses as feasible, including, but not limited to: utilities, viewpoint, public access, or trails. Parking (standards specific to new parking lots in shoreline): i. When Allowed: Parking facilities in shorelines are not a preferred use and shall be allowed only as necessary to serve an authorized primary use. ii. Public Parking: (a) In order to encourage public use of the shoreline, public parking is to be provided at frequent locations on public streets, at shoreline viewpoints, and at trailheads. 11 (b) Public parking facilities shall be located as far as feasible from the shoreline unless parking areas close to the water are essential to serve approved recreation and public access. In general, only disabled parking should be located near the land/water interface with most other parking located within walking distance and outside of buffers. (Ord. 5976, 8-3-2020) (c) Public parking facilities shall be designed and landscaped to minimize adverse impact upon the shoreline and adjacent lands and upon the water view. iii. Private Parking: (a) Private parking facilities should be located away from the shoreline unless parking areas close to the water are essential to serve approved uses and/or developments. When sited within shoreline jurisdiction, parking shall be located inland away from the land/water interface and landward of water-oriented developments and/or other approved uses. (b) Surface parking areas shall be located and designed to minimize visual impacts as viewed from the shoreline and from views of the shoreline from upland properties. (c) Parking structures shall be located outside of buffers and behind or within the first row of buildings between the water and the developed portions of a site and designed such that the frontage visible from the shoreline accommodates other uses and parked cars are not visible from that frontage. (Ord. 5976, 8- 3-2020) (d) Parking lot design, landscaping and lighting shall be governed by the provisions of chapter 4-4 RMC and the provisions of the Shoreline Master Program. Based on the standards in the Shoreline Master Program Regulations, the proposed parking lot would not be allowed on the portion of the site located in the Black River/Springbrook Creek Regulated Shoreline area. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area Comprehensive Plan land use designation. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Environmental Review: The proposal includes the addition of parking stalls in a floodway area and regulated shoreline area, therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. Permit Requirements: The proposal would be required to obtain an Administrative Conditional Use Permit, Administrative Site Plan Review, and SEPA Environmental Review. A shoreline conditional use permit and shoreline substantial development permit may also be required. All applications would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2022 fees are as follows: Administrative Conditional Use Permit application fee - $1,600.00, Administrative Site Plan Review fee - $2,700.00 and 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. 12 In addition to the required land use permits, separate construction and building permits would be required. In addition to the required land use permits, a separate construction and building permit would be required. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to submit the prescreen materials. Expiration and Extensions: Once the Site Plan Review and Conditional Use Permit applications have been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted. It is the responsibility of the owner to monitor the expiration date.