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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000232.pdf1 PRE-APPLICATION MEETING FOR Renton Mixed Use PRE22-000232 CITY OF RENTON Department of Community & Economic Development Planning Division July 21, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288 , jchavez@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 Renton Regional Fire Authority M E M O R A N D U M DATE: July 7, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Grady Way Mixed Use 1. The preliminary fire flow is 3,500 gpm. 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 building. Water main extensions will be required to meet the looping requirements. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. No charge for parking garage areas. Credit is due for the removal of any 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. Building as proposed does not meet this requirement. 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. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 6, 2022 TO: Alex Morganroth, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Renton Mixed-Use 700 S Grady Way PRE22-000232 I have completed the review for the above-referenced proposal located at parcel(s) 1923059096. The following comments are based on the pre application submittal made to the City of Renton by the applicant. The Applicant is proposing a 7-story mixed use building, with 2 levels of structure, above ground parking and 5 levels of residential. In addition, the Applicant is proposing a car dealership commercial space, and an open display for cars, on the corner of Shattuck and Grady. EXISTING SITE CONDITIONS WATER Water service is provided by the City of Renton. This site is in the 196-pressure zone and is located within the five-year capture zone (Zone 2) of the City’s wellhead protection areas. There is an existing 12-inch water main in S Grady Way that can deliver 3,500 gpm. Please refer to city water project plans no. W-2122. The static water pressure from the above water mains is approximately 72 psi at ground elevation of 28 feet. There are existing water services to the existing building, on site: • A 1.5-inch domestic water meter. • A 1-inch landscape irrigation meter. • A 6-inch fire sprinkler supply line to the building near the northeast corner of the existing building with a double detector check valve assembly (see record drawings W-3127). SEWER Sewer service is provided by City of Renton. There is an existing 3-inch diameter sewer force main (see City plan no. S-2122) located along the south property line. There is also an existing 2-inch diameter sewer force main (see City plan no. S-2254) and pump station serving the building, located near the northeast corner of the building. STORM There is an existing storm water system within the property (see City plan no. 2254). The site topography is generally flat, with minor sloping towards the street on both frontages. STREETS The proposed project fronts S Grady Way along the south property line. S Grady Way is classified as a 6- lane Principal Arterial. The existing Right-of-Way (ROW) width is 90 to 100 feet, according to the Assessor’s Map. The proposed project fronts Shattuck Avenue S along the west property line. Shattuck Avenue S is classified as a 4- lane Collector Arterial. The existing ROW width varies along Shattuck Avenue S, according to the Assessor’s Map. CODE REQUIREMENTS 4 WATER Based on the review of project information submitted for the pre-application, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,500 gpm for the proposed 7-story building. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. Removal/Relocation of the existing 8-inch water main will be required, where the new building encroaches over the water main. The existing hydrant located off this section of water main shall be replaced with a new hydrant in an appropriate area outside of the drive aisles and parking stalls. 2. A looped water main will be required around the proposed building. The water main shall be located in a drive aisle or in another location suitable for maintenance access. The water main shall be in a 15-foot- wide water utility easement. The entirety of the easement shall be outside of parking stalls. The water main shall be located at least 10 feet from buildings or retaining walls. a. Please see the attached water schematic, for reference only. b. Please contact King County Metro for the latest, 90% design plans for the widening of Grady Way S, and relocation of the 12-inch water main in Grady Way S. 3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention will be required for the new building(s). The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan nos. 360.1-360.4. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 4. Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. a. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. 5. Installation of a separate water meter for the commercial portion of the building. a. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 6. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. 7. Installation of additional fire hydrants around the buildings as required by the Fire Authority. 8. A hydrant is required within 50 feet of each building’s fire sprinkler system fire department connection (FDC). 9. Installation of a separate water meter for landscape irrigation. a. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. b. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 10. The existing domestic and irrigation water services should be cut and capped. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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. 5 13. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 14. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 15. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 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. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2022 water fees are $4,500.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is payable at permit issuance. c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2- inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. d. A credit for the water system redevelopment fee will be issued for the existing water service to be cut can capped as part of the project. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. The Applicant will need to show how they propose to serve the new building with sewer. 2. A separate side sewer for the residential and commercial portions of the building will be required. 3. Service lines shall be designed and installed in accordance with City standards. The service line shall flow by gravity to the main. The minimum service line size is 6” diameter and the minimum slope is 2%. 4. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 5. A grease trap/interceptor is required for any commercial kitchen. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee is $3,500.00 for a 1-inch meter, $17,500 for a 1-1/2-inch meter, $28,000 for a 2-inch meter, and $56,000 for a 3-inch meter. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. a. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 2. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In this zone facilities that allow runoff to have direct contact with the soil, and open channel conveyance systems that are not concrete lined, may require a liner per Section 6.2.4 of the RSWDM. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and 6 sized in accordance with standards found in Chapter 4 of the 2022 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. 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 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. 5. 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 2022 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. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 8. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will disturb more than one acre. 9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online on the City of Renton website. 10. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. S Grady Way is classified as a 6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials are required to have a minimum ROW width of 113 feet, consisting of the following: 76 foot paved width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. a. King County Metro RapidRide I-Line: There is an active Civil Permit in review for the widening of Grady Way S (see latest Civil Plans under C21001128). This project will be required to provide frontage improvements (as specified in sub-bullet b, below) from the new curb location to be installed by King County Metro. Applicant is encouraged to contact the I-Line Program Manager, Greg McKnight, at (206) 477-0344, or gmcknight@kingcounty.gov for more information and for latest set on civil plans. b. Frontage Improvements: Renton City Council adopted the Rainier/Grady Junction TOD Subarea Plan on Nov. 22, 2021. This plan outlines a new street section for this section of Grady Way S, consisting of the following improvements, behind the new curb (installed by King Count Metro): 10-foot-wide planter strip, 16-foot wide shared use path, varying landscape strip at back of shared use path. Street trees, street lighting, and storm drainage improvements will also be required. Dedication to back of shared use path will be required, pending field survey. 2. Shattuck Avenue S is classified as a 4-lane Collector Arterial. Per RMC 4-6-060, 4-lane Collector Arterials are required to have a minimum ROW width of 94 feet, consisting of the following: 57 foot paved width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back 7 of sidewalks. Street lighting, street trees, and storm water improvements on the public street frontages are applicable. Dedication to accommodate these improvements will be required, pending field survey. 3. Minimum 35-foot property corner radius is required at the intersection of S Grady Way and Talbot Road S. Property corner dedication meeting City code is required to be provided. 4. 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. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.4. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. Driveways shall not be closer than 5-feet to any property line. 6. Lighting plans and photometrics are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Street lighting and street trees are required to meet current city standards. 7. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The transportation impact fee is based on the type of land use. For a list of uses and fees associated with the use, please see the City’s Fee Schedule. Transportation impact fees are subject to change based on the year the building permit is applied for. 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 development fee schedule. 8 9 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 21, 2022 TO: Pre-Application File No. PRE22-000232 FROM: Alex Morganroth, Senior Planner SUBJECT: Renton Mixed Use (Tesla Dealership) 700 S Grady Way Parcel #1923059096 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 project site is located at 700 S Grady Way (APN 1923059096) on the north side of S Grady Way at the intersection of Shattuck Ave S and S Grady Way. The project site totals approximately 92,347 sq. ft. (2.1 acres) in area and is located within the Commercial Arterial (CA) zone and Auto Mall Area B. The proposal, which includes a residential component, would require compliance with the Urban Design District D standards. The proposal includes the redevelopment of the existing Tesla dealership into seven (7) story mixed use structure to include 168 attached dwelling units (discrepancy between narrative and plans, which state 167 units), two levels of above grade parking, and ground commercial space fronting S Grady Way (the Tesla Dealership). The existing building would be demolished. The new building would be approximately 70 feet tall and have a total gross floor area of approximately 243,000 sq. ft. In addition to the building, the applicant proposes a surface parking lot on the west side of the site along Shattuck Ave S with 130 display parking stalls for the exclusive use of the dealership. The proposal includes the utilization of the two of the three (3) existing curb cuts (one off of S Grady Way and one off of Shattuck Ave S). An additional access point would be provided via a shared driveway with the site at 710 S Grady Way (APN 1923059070). The above grade structured parking area would provide a total of 167 parking stalls and would have an two access points on either rend of the building (west and east). The 16,300 sq. ft. Tesla dealership would be located on portions of the first and second floors of the building and would front S Grady Way. The structured parking would be located on the north side of the building behind the proposed retail (the dealership). Residential amenity space is proposed at the southeast corner of the building on the first two floors. A seismic hazard area is mapped on the site. In addition, the site is located in the Wellhead Protection Area Zone 2. Multiple trees near the northeast corner of the site are proposed for removal. Current Use: Currently the site is occupied with a two-story commercial building occupied by a Tesla dealership including both small vehicle sales and small vehicle repair. Associated surface parking for the display of vehicles is located on the south, east, and west sides of the building. 10 Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Auto Mall Area B overlay district. The proposal is also required to comply with the Urban Design District D standards due to the incorporation of a non-vehicle sales/service use. Commercial & Mixed Use designations are areas with established commercial and office areas near principal arterials. Residential uses are allowed as part of mixed-use developments, and the designation supports new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. Dealership (small vehicle sales and small vehicle repair) Small vehicle sales is a permitted use in the CA zone provided the use is conducted wholly within an enclosed building, or if the use is located with an Auto Mall District, or if the use is in an Industrial Zone (IL, IM, or IH). The proposed location is within the Auto Mall Area B overlay and therefore the proposed dealership is a permitted use. Per RMC 4-11-220 Definitions V, small vehicle sales is defined as “Sales, leasing and incidental servicing of motor vehicles including, but not limited to, motorcycles, passenger cars, watercraft, light trucks, vans, boats, and similar size vehicles which have gross vehicle weights less than ten thousand (10,000) pounds. This use excludes large vehicle sales, and large and small vehicle rentals.” Therefore the proposed service of small vehicles is a permitted use in the CA zone. Residential Units Attached dwelling units are permitted uses in the CA zone provided the buildings are mixed use with ground-floor commercial. The dwelling units shall be integrated into a vertically mixed use building with ground floor commercial and are subject to the Residential Mixed Use Development Standards (RMC 4-4- 150). Commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'). No residential uses are allowed on the ground floor along any street frontage. As proposed, the ground floor has a floor-to-ceiling height of less than fifteen feet (15’) and therefore does not comply. Compliance with the ground floor commercial requirements would verified at the time of formal land use application. Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site is comprised of one parcel that totals approximately 2.1 acres in area, which exceeds the minimum lot size requirement. 11 Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Compliance with this requirement would be verified at the time of formal land use review. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. The minimum setback may be reduced if certain criteria are met. See RMC 4-2-120C.16. Maximum Front Yard 20 ft. The maximum setback may be increased if certain criteria are met. See RMC 4-2-120C.15. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced if certain criteria are met. See RMC 4-2-120C.16. Maximum Secondary Front Yard 20 ft. The maximum setback may be increased if certain criteria are met. See RMC 4-2-120C.15 Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. The drawings submitted by the applicant did not clearly identify the property lines and therefore proposed setbacks could not be determined. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. The proposed seven- story 70-foot high structure would comply with the height requirements permitted in the CA zone. At the time of formal application the applicant would be required to provide elevation data to verify the project does not impact the FAR Part 77 surface area (only if any changes to the building height or footprint are proposed). Additionally, a disclosure notice shall be placed on the land title relating to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval where aviation overflight or noise sensitive activities may occur within the Airport Influence Area an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 140 feet. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Surface parking lots with 100 or more parking spaces are required to provide 35 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4-070F 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 as follows: 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. 12 b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped a rea 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. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. 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. The outdoor vehicle sales area is not considered a parking lot and does not have to comply with the landscaping or bulk storage requirements for screening. Any arrangement of vehicles is allowed as long as: a minimum 5-foot perimeter landscaping area is provided, the vehicles are not displayed in the required landscape areas, and adequate fire access is maintained per Renton Fire Authority standards. Please refer to landscape regulations for the Automall District below for additional specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use submittal. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, 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 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 app roved 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. A tree retention plan is required at the time of formal land use application if any trees are proposed for removal. *New tree regulations are anticipated to be adopted by City Council within the next two to three months*. Screening - All surface mounted or rooftop-operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. 13 Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Parking – The following ratios would be applicable to the site: Use Proposed Use Ratio Required Spaces Vehicle sales with outdoor retail sales areas 16,300 sq. ft. Min/Max: 1 space / 5,000 sf of net floor area 3 Attached Dwellings, Flats 168 units Min: 1 space per dwelling unit Max: 1.75 spaces per dwelling unit 168 min, 294 max Based on the areas provided, a minimum of 171 parking spaces would be required for the proposed mixed use development. The proposal for 167 stalls would be less than this requirement. Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Economic Development. i. 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. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250 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. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. 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 customers. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be 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 for further general and specific bicycle parking standards. 14 Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. For multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a combined total minimum area of 80 square feet. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use application. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. The site currently has access via two driveways off of S Grady Way and one driveway off of Shattuck Ave S. The applicant is proposing to take access via the three (3) existing driveways. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access to the parcel north of the site is not feasible due to the presence of multiple buildings near the property line. The available options for site access to the north and east would be evaluated through Site Plan Review. Automall District Regulations: Compliance with Automall District Regulations is required. See RMC 4-3-040 for all requirements. The following are the Automall District B Development Standards applicable to your project. Service Area Orientation: Service areas shall not face public street frontage. Street Frontage Landscaping Requirements (for lots that abut S Grady Way) 1. A 15-foot-wide landscape strip along these street frontages. This frontage requirement is in lieu of the frontage requirement listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-way may be used in combination with abutting private property to meet the required 15-foot landscape strip width. 2. The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum), or other equivalent tree species required or approved by the Administrator on the City’s Approved Tree List per RMC 4-4-070L, planted 25 feet on center. Landscaping Minimum Amount and Location: Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design that is unique and urban in character, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘D’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. 15 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 height 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. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets 7. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 8. 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. 9. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 10. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 11. 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. 12. 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. 13. 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. 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. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Compliance with these standards would be verified during formal land use review. Critical Areas: According to COR Maps, a high seismic hazard area is mapped on the site. In addition, the site is located in the Wellhead Protection Area Zone 2. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site may be required to be prepared and submitted with the 16 land use application. The analysis should assess soil conditions and detail construction measures to assure building stability. A fill source statement would be required if any fill is brought onto the site. Environmental Review: The construction of more than nine (9) units is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. 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. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negati ve 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. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2022 application fees include $3,800.00 for Site Plan Review, $1,600.00 for SEPA Review, and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $250 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Site Plan (Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Outreach Sign: Public Outreach Signs are required for projects with an estimated value equal or greater than ten million dollars ($10,000,000). Public Outreach Signs are intended to supplement information provided by Public Information Signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other information that lends greater understanding of the project. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further 17 than two (2) miles from the project site. Meetings may also be held virtually upon approval from the Current Planning Project Manager. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed. • A Transportation Mitigation Fee based on the fee established in the ITE manual would be required. • A Renton School District Impact fee based on the rate established in the Renton Fee Schedule would be assessed. • A Park Impact fee based on the rate established in the Renton Fee Schedule would be assessed. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov for an appointment. Expiration: Once the Site Plan 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. The approval body may require a public hearing for such extension.