Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 19-000206.pdf1 PRE-APPLICATION MEETING FOR Fairwood 33 Acre PRE19-000206 CITY OF RENTON Department of Community & Economic Development Planning Division October 10, 2019 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, 425-430-7054, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: October 10, 2019 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Fairwood 33 Acre 1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. Maximum hydrant spacing of 300- feet on center shall also be met. One hydrant is required within 50-feet of the fire department connection. A water availability certificate is required from Soos Creek Water and Sewer District. 2. Fire impact fees are applicable. Rates for multi-family are currentle $964.53 and the rate for medical care facility is $3.92 per square foot of space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Kitchen hood fire suppression systems required. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. Standy power is required as follows per city ordinance. Standy power shall be provided to power all heating and refrigeration, communication and alarm systems, ventilation systems, emergency lighting, patient care related circuits and at least one elevator. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 10, 2019 TO: Alex Morganroth, Associate Planner FROM: Jonathan Chavez, Civil Plan Reviewer SUBJECT: Fairwood 33 Acre PRE19-000206 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. WATER 1. Please obtain a water availability certificate from Cedar River Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Cedar River Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Please obtain a sewer availability certificate from Cedar River Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Cedar River Water and Sewer District. 1. Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. 4 2. There is an existing 12-inch stormwater main located in SE Petrovitsky Road which drains to an existing stormwater outfall to Molasses Creek and the existing on-site wetland. This site contains wetlands, classified streams, seismic hazard areas, and erosion hazard areas. 3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining walls may be needed for the development. Retaining walls over 4 -feet in height from footing require a separate building permit. Walls cannot exceed 4-feet in height along property frontages. 5. Maintenance access is required for the proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 6. 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 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. 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. 8. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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. 9. An offsite analysis will be required. Please ensure that the analysis report follows the guidelines outlined in section 1.2.2 of the RSWM. 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. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 12. A geotechnical soils report for the site is required per the 2017 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. 13. Erosion control measures to meet the City requirements shall be provided. 14. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 15. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00 for each new lot. 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. The proposed development fronts SE Petrovitsky Road along the south property line(s). SE Petrovitsky Road is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 92 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 125 feet for 7 lanes and 103 feet for 5 lanes. Dedication of 5.5 feet to 16.5 feet of ROW fronting the site will be 5 required. Per City code 4-6-060, half street improvements shall include a pavement width of 88 feet (44 feet from centerline) for 7 lanes and 66 feet for 5 lanes, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. a. However, SE Petrovitsky Road is included in the City’s Renton Trails and Bicycle Master Plan. The City’s Transportation division has recommended an alternate street section for SE Petrovitsky Road, including an 8-foot planting strip behind the existing curb, a 12-foot wide paved shared bike/pedestrian path, a 2-foot strip back of the shared path, storm drainage, and street lighting will be required. To build this street section, approximately 12.5 feet of right-of-way will be required to be dedicated to the City on the west side of 134TH Ave SE (approximately the first 135 feet) and 2 feet dedication until the southwest corner of the subject property. The applicant can submit a street modification request with the land use application to provide the transportation recommended street section and the associated ROW instead of the code required. Final determination of specific right-of-way dedication will be confirmed when the survey and preliminary engineering design is complete. The half street frontage improvements will be required to be built on the SE Petrovitsky Road frontage by the developer. 2. The proposed development fronts 134th Ave SE along the east property line(s). 134th Ave SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 49 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 2 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 134th Ave SE is within King County’s right- of-way. A separate ROW permit will be required to be obtained through King County for any work to be completed within their ROW. 3. The proposed development fronts SE 168th Street/135th Ave SE along the north/northeast property line(s). SE 168th Street/135th Ave SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 58 feet. No ROW dedication fronting the site will be required. Per City code 4-6- 060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5- foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The half street frontage improvements will be required to be built on the 168th/135TH Ave SE frontage by the developer. SE 168th Street/135th Ave SE is within King County’s right-of-way. A separate ROW permit will be required to be obtained through King County for any work to be completed within their ROW. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16') for residential driveways. d. The maximum width of the driveway for the medical facility shall not exceed thirty feet (30’). 5. Street grades shall not exceed 15 percent. 6. 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. 7. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 8. A traffic 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. 6 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. The transportation impact fee is based on the type of land use. For a nursing home, the 2019 transportation impact fee is $1,286.25 per bed. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of- way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All 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 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Additional Building Permit Applications will be required for the following, but not limited to: 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). 7. Fees quoted in this document reflect the fees applicable in the year 2019 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. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 9, 2019 TO: Pre-Application File No. 19-000206 FROM: Alex Morganroth, Associate Planner SUBJECT: Fairwood 33 Acre Parcel# 2473360270 General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The subject property is bordered by SE Petrovitsky Road on the south, SE 168th St on the north, 135th Ave. SE on the northeast, and Renton Park to the west. The project site (APNs 2473360270) totals 33.03 acres in area and is located within the Residential – 1 (R-1) zoning classification. The pre-application packet narrative indicates the proposal is to obtain a binding site plan for the future construction of two assisted living facilities. The project would include two lots, each with an assisted living facility, as well as a critical areas tract. Lots 1 and 2 would consist of a 15,220 SF and a 14,650 SF assisted living and memory care facility, each developed with a surface parking lot. Access to to both facilities would be from SE Petrovisky Road. COR maps indicates that Molasses Creek, a Type F stream. Other critical areas present includes a small Np Type stream, associated wetlands, and seismic and erosion hazards are noted on the site. A wetlands report prepared by Red Wing Environmental (dated February 1, 2016)) was submitted with the preapplication request. The report identifies the wetlands on site as a Category II wetland with a habitat score of 6. A public trail for Renton Park runs along the west property line. The use of a binding site plan for the development of a site is only allowed within a commercial, industrial, or mixed-use zone. Therefore, utilizing the process would not be feasible for the proposed project in the R-1 and R- 8 zoning designations. Staff has reviewed and provided feedback on the project under the assumption that an alternative entitlement process would be used for the proposed project. Current Use: The subject property is vacant and densely vegetated with associated stream and wetland riparian areas. A public trail runs along the west property line associated with Renton Park (a King Co. Park). Zoning: The property is located within the Residential Low Density (RLD) land use designation. The parcel is split zoned with a Residential – 1 (R-1) zoning designation on the southwest portion of the site and Residential - 8 8 zoning classification on the northeast portion of the site. Assisted Living (Senior Housing) are permitted with an approved Administrative Conditional Use Permit (CUP), To qualify as assisted living, the facility must meet the RMC definition that includes units where residents live in private units and receive assistance with limited aspects of personal care, such as taking medication, bathing, or dressing. Dwelling units include a full kitchen (sink, oven or range, and refrigerator) or a kitchenette, a bathroom, a living area, and may include a call system. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-1 standards” herein). Density – Assisted Living: There is no minimum net residential density for assisted living within the R-1 zone, subject to the provisions of bonus density (RMC 4-9-065, Density Bonus Review) a maximum net residential density of 18 dwelling units per net acre may be permitted for assisted living provided the development meets the definition of assisted living pursuant to RMC 4-11. A net density calculation could not be determined at the date of this memo as the number of assisted living units was not provided with the application. A density worksheet detailing how the project would meet density requirements would be required with the land use application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-1 zone is on (1 acre. The lot sizes proposed would meet this requirement. A minimum lot width of 100 feet is required for interior lots and 110 feet for corner lots. Lots 1 and 2 proposed for assisted living and convalescent care were not identified on the provided plans, as such staff could not determine compliance with the minimum lot width and depth standards. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the R-1 zone at the time of formal application. In addition, Lot 1 and 2 are proposed to be large enough to result in the opportunity to subdivide the lots further in the future. For plats that create lots of a size large enough to allow future division under current lot size minimums and allow the potential to exceed current density maximums, covenants shall be filed as part of the final plat requiring that future division of those lots in question must be consistent with the maximum density requirements as measured within the plat as a whole as of the time of future division, as well as the general lot size and dimension minimums then in effect. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-1 zone are 30 feet for the front yard, 30 feet for the rear yards, secondary front yard for corner lots would be required to have a 30 foot setback, and interior side yards are required to have a 15-foot setback. The setbacks for the new buildings would be reviewed at the time of land use permit review and applied at the time of building permit application. Building Height – The maximum wall plate height is 32 feet with 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non -exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of building permit review. Building Coverage – R-1 zone allows a maximum building coverage of 20% of the lot area. Building coverage requirements would be verified at the time of land use permit review. Impervious Surface Area – The maximum impervious surface would be limited to 25%. Impervious surface requirements would be verified at the time of land use permit review. 9 Residential Design and Open Space Standards: Assisted living facilities are classified as dwelling units and would therefore be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. The assisted living facilities would be reviewed for design compatibility with the residential design standards and the surrounding area through the condition use permit. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Assisted Living: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Landscaping – All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Street trees and groundcover in the ROW planter strip will also be required. If a stormwater facility is proposed a landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the binding site plan review review process. Surface parking lots with 51 - 99 stalls shall provide a minimum of 25 square feet of landscaping per parking space. Interior planters shall be a minimum of 8’x12’ not including curb. There shall be no more than 50-feet between parking stalls and an interior parking lot landscape area. All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. See RMC 4-4-070H.4 for planting requirements. When nonresidential development is proposed in a residential zone a fifteen-foot (15') wide partially sight- obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. Tree Preservation – If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, arborist report, tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an i nsufficient number of trees can be retained. 10 Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. Fences/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 eight 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. Walls over 6-feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Parking – The following ratios would be applicable to the site: Use Ratio Assisted Living A minimum and maximum of 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. The applicant has proposed a total of 58 surface parking stalls, however the number of units, fleet vehicles, employees, or beds was not provided, and therefore staff could not determine compliance with parking requirements. The applicant would be required to demonstrate compliance with the parking requirements of the code at the time of formal land use application. Surface parking stalls must be a minimum of 9 feet x 20 feet and compact dimensions of 8½ feet x 16 feet. Compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. Minimum aisle widths are 24-feet. The proposal would be required to provide bicycle parking for the assisted living and convalescent care portion of the project, meeting the standards set forth in RMC 4-4-080F.11.b based on 10 % of the required number of parking stalls. Where practical difficulties exist in meeting bicycle parking requirements, the applicant may request a modification from these standards. Access – Assisted Living/Convalescent Care: Access is proposed via an internal drive aisle from SE Petroviskey Rd. Driveways: Assisted Living/Convalescent Care: The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control. 11 Critical Areas: The project site contains geological hazards (seismic and high erosion hazards), streams, and wetlands. Due to the presence of geological hazards, a geotechnical study would be required at the time of land use application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Based on the City’s COR maps, the site contains a Type F stream (Molasses Creek), and a Type Np stream. Due to the presence of a stream on the site a stream study would be required at the land use application. Type F streams require a 115 ft. buffer and a Type Np streams requires a 75 ft. buffer. Buffers are measured from the Ordinary High Watermark (OHWM) of the stream. A 15 ft. building setback is required from the edge of the buffer. The Wetland Delineation and Stream Report submitted with the preapplication request concurs with COR Maps with respect to the Type F rating for Molasses Creek and Type Ns rating for the multiple tributaries on the site. Wetlands are also present on the project site according to COR Maps, therefore a wetland delineation would be required at the time of land use application. The Wetlands Delineation and Stream Report submitted with the preapplication confirms the presence of a Category II wetlands across a majority of the site. The buffer required for a Category II wetlands with a habitat score of 6 is 150 feet. A 15 ft. building setback is also required from the edge of the buffer. Wetlands, Streams and their associated buffers are required to be placed within a Native Growth Protection Tract to protect the critical area from any proposed development for a non-exempt activity. If impacts are proposed to either the wetland and/or stream a wetland mitigation plan and/or supplemental stream study would be required to be submitted with the land use application. All wetland reports or mitigation plans would be sent out for secondary review by the City. The cost for any secondary reviews required would be paid for by applicant. Based on the presence of wetlands, streams, and associated buffers and structures setbacks, the applicant would need to apply for a reasonable use exception in order to develop the proposed assisted living facilities. Staff recommends considering structured parking in order to decrease the impact to the wetlands on site. It is the applicant responsibility to ascertain whether or not there are additional critical areas located on site. Environmental Review: The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9- 070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. Reasonable Use Variance: For variance requests related to the critical areas regulations not subject to subsections B7 to B12 of this Section, a reasonable use variance may be granted if all of the following criteria are met: (Ord. 5676, 12-3-2012) a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; b. There is no reasonable use of the property left if the requested variance is not granted; c. The variance granted is the minimum amount necessary to accommodate the proposal objectives; d. The need for the variance is not the result of actions of the applicant or property owner; and 12 e. The proposed variance is based on consideration of the best available science as described in WAC 365- 195-905; or where there is an absence of valid scientific information, the steps in subsection F of this Section are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-21-2000) Permit Requirements: The proposal would require an Administrative Conditional Use Permit, Administrative Site Plan Review, a Short Plat, SEPA Environmental Review, a Reasonable Use Exemption Variance. The various land use applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Administrative Conditional Use Permit is $1,540.00, Administrative Site Plan Review is $2,570.00, a Short Plat is $5,140.00, Variance is $1,3000.00, and the SEPA checklist fee is $1,540.00. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. All fees quoted are for the completed land use applications submitted on or before December 31, 2019. 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 w ebsite at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can be found on the City’s website. In addition to the required land use permits, separate construction, building and sign permits would be required. Impact Fees: The following 2019 impact fees would be payable prior to the issuance of building permits: • The Fire Impact Fee is currently assessed at $964.53 per new multi-family dwelling unit. • The Transportation Impact Fee is currently assessed at $2,109.46 per new senior housing unit.  The Parks Impac t Fee is currently assessed at $2,676.89 per new multi-family dwelling unit (with 5 units or more).  Assisted Living facilities would be exempt from school impact fees per RMC 4-1-190I.1.a. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 13 Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment. Expiration: Upon conditional use permit approval, the CUP approval is valid for two years with a possible two- year extension. The final approval of a Site Plan shall expire within two (2) years of the date of approval. A single two year extension may be granted for good cause by the Administrator. The Administrator may determine at his or her discretion that a public hearing before the Hearing Examiner is required for such extension. The administrative short plat decision will expire five (5) years from the date of approval A single one year extension may be requested pursuant to RMC 4-7-070.M. The Reasonable Use Variance will expire two (2) years from the date of approval. A single one year extension may be requested pursuant to RMC 4-9-250.