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HomeMy WebLinkAboutPre-app Mtg Summary - 19-000284.pdf1 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files PRE-APPLICATION MEETING FOR Lind Ave SW and SW Grady Way Mixed-Use PRE19-000284 CITY OF RENTON Department of Community & Economic Development Planning Division December 12, 2019 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Nate Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: December 3, 2019 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Lind Ave SW and SW Grady Way Mixed-Use 1. The preliminary fire flow is 2,750 gpm. A minimum of three fire hydrants are required. One within 150- feet and two within 300-feet of the building. Project shall meet maximum hydrant spacing of 300-feet on center also. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they are brought up to current code with 5-inch storz fittings as none of them currently have this. A looped water main is required around the building. Existing water main on site shall be abandoned or replaced per water department requirements. 2. Fire impact fees are applicable at the rate of $829.77 per multifamily unit. Current rates for retail are $1.25 a square foot, office rates are $0.26 per square foot and for restaurant it is $5.92 a square foot. These fees are paid at time of building permit issuance. No charges to covered parking garages. 3. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Public streets only exist on two sides of the buildings, emergency access easements may be required on one to perhaps several neighboring properties in order to provide access per fire code requirements. 5. The building is required to be equipped with an elevator to meet the size requirements for a bariatric size stretcher to all areas of the building. 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 systems. 3 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 10, 2019 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: Renton Property Holdings, LLC – Mixed-Use Building APN: 1923059080 & 1923059085 PRE19-000284 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed development is within the City of Renton’s water service area and in the 196-pressure zone. The development is outside of the City’s wellhead protection areas. There are existing water mains in the vicinity of the site:  10-inch water main within utility easements across the site that can deliver a maximum capacity of 3,600 gallons per minute (gpm) – refer to City water project plan no. W-2145 and W-1877).  12-inch water main in Lind Ave SW that can deliver a maximum capacity of 5,600 gallons per minute (gpm) – refer to City water project plan no. W-0917  12-inch water main in Maple Ave SW that can deliver a maximum capacity of 5,600 gpm – refer to water project plan no. W-0111 and W-0114.  The static water pressure is approximately 72 psi at ground elevation of 28 feet. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,750 gpm including the use of an automatic fire sprinkler system. The proposed building footprint encroach over the existing utility easements for the existing 10-inch water main across the property. In addition, a minimum horizontal separation of 10-feet must be maintained between the existing water main and the proposed building footprint, foundation, roof overhang and walkway cover. 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: 4 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files 1. Relocation of existing 10-inch water main to the north of the proposed building with minimum 10 feet of separation to building foundation. A 15-foot utility easement will be required for the new water main, hydrants and water meters within the property. 2. The applicant shall petition to the City Council for the vacation of the existing utility easement. 3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. 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 no. 360.2. 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 additional fire hydrants around the building as required by the Fire Authority. 5. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 6. Installation of a separate domestic water meter to the residential portion of the building and to the commercial portion of the building. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. 7. Installation of a with a backflow prevention assembly on private property behind the domestic water meters. A double check valve assembly (DCVA) is required for the residential meter and a RPBA (reduced pressure backflow assembly) is required for the commercial portion of the building. 8. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 9. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 12. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s website. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. The site is located in the City of Renton sewer service area. 2. There is an existing 8 inch diameter city of Renton sewer main (S-0091) located to the north of the proposed site. There is an existing 108-inch diameter King County wastewater transmission main located within an easement at the north property line. Applicant will need to determine the exact location of the easement and the transmission line and determine any special building setback requirements, if outlined in the easements. 5 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files 3. The subject site should get sewer service by connecting to the city sewer main located north of the site (crossing the King County line). Connection cannot be made directly into the King County Metro Line. An easement from the parcel to the north will need to be provided for the connection. 4. The residential dwelling units and the commercial space shall be served by separate side sewers. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 5. If underground parking is proposed, Applicant will need to provide an oil/water separator for the covered parking area. Any parking that is not covered will need to be directed to the storm system and away from the sanitary sewer system. 6. If a commercial kitchen is proposed in either commercial space, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that it is accessible for routine maintenance. 7. 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 for a 1-inch meter install is $3,400.00 per 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. 2. The site contains regulated slopes between 15% and 25% and seismic hazard areas. The site topography is generally flat, with minor sloping towards the street on both frontages. 3. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 4. 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. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 8. 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 6 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. 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. 11. The 2019 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00. 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. The site has frontage on SW Grady Way and Lind Ave SW. SW Grady Way – is a Principal Arterial. The existing right of way (ROW) width is 100 feet. The City has an agreement with Washington Department of Transportation (WSDOT) CAG05-029 and CAG05-030 that includes proposed lane widening on SW Grady Way. The required approximate ROW dedication on SW Grady Way varies from 18 feet near the east edge of the project site to 10 feet ROW dedication near the intersection with Lind Ave SW. At the intersection of SW Grady Way and Lind Ave SW, the new curb location will be changed to approximately 12 feet back of the existing curb location. 0.5 feet wide curb followed by 8 feet wide landscaped planter, 8 feet wide sidewalk, and 2 feet clear width back of sidewalk is required on the frontage. Lind Ave SW – is a Minor Arterial. The existing ROW width is 80 feet. Based on the City’s agreement with WSDOT, the required approximate ROW dedication on Lind Ave varies from approximately 15 feet at the intersection of Lind Ave and SW Grady Way to approximately 10 feet ROW dedication at the north edge of the project site. The curb location should be relocated to the back of the existing sidewalk near the intersection of Lind Ave and SW Grady Way, followed by 8 feet wide landscaped planter, 8 feet wide sidewalk, and 2 feet wide clear width back of sidewalk. The existing curb location is fine northwards from the driveway cut on Lind Ave SW. 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 2 feet wide clear width are the frontage improvements. 2. The site is located in the Auto Mall Zone area B. RMC 4-3-040 provides information of the Auto Mall District. 3. Minimum 25 feet property corner radius is required at the intersection of SW Grady Way and Lind Ave SW. 4. Street grades shall not exceed 15 percent. 5. 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. 6. 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. 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. 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 shopping center and condominiums, the 2019 transportation impact fee is $19.14 per square foot and 4,064.56 per dwelling unit, respectively. Transportation impact fees are subject to change based on the year the building permit is applied for. 7 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files 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: 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. 8 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M M E M O R A N D U M DATE: December 11, 2019 TO: Pre-Application File No. PRE19-000284 FROM: Alex Morganroth, Senior Planner SUBJECT: SW Grady and Lind Ave SW Mixed-Use (Parcel # 1923059085) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The applicant is proposing to construct a mixed-use, six-story building on at site located on the northeast corner of SW Grady Way and Lind Ave St. The subject property is located at 201 S 3rd St (Parcel # 0007200003) and is currently utilized as a parking lot for the adjacent Kia Dealership. The project site is located in the Commercial Arterial (CA) zone, Urban Design District D overlay zone, and Automall Area B Overlay zone. The parcel totals 72,617 sq. ft. (1.67 acres) in area. The proposal includes a 5:1-style building with parking, retail, and live-work spaces located in the first floor concrete podium and five floors of attached residential units above. The new building would contain approximately 6,350 sq. ft. of commercial space, 100 st ructured parking spaces, 21 surface parking spaces, 100 attached residential units (mix of studio, one-bedroom, and two-bedroom units), and five live-work units. Access to the site is proposed via an existing shared driveway off SW Grady Way. COR maps indicates the site is within a High Seismic Hazard Area. Various trees and vegetation associated with the existing parking lot landscaping is proposed for removal. Current Use: The subject property is currently utilized for parking vehicles, associated with the vehicle sales lot to the east. No structures are present on the site. Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, Urban Design District D Overlay, and Automall Area B Overlay. The CA zone allows attached dwelling units - flats with the following condition identified in RMC 4-2-080 footnote #6: Standalone residential buildings would not be permitted here as the site does not abut a residential zone. Therefore, 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). Live-work units are permitted in the CA zone with an approved Administrative Conditional Use Permit. Please note that live-work units are classified as residential units and would count towards to the maximum density allowed on 9 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files the site. A live-work unit is defined as a “structure or portion of a structure that combines a commercial activity with a residential living space where there is an internal connection between the living and working spaces within the unit. The nonresidential portion of the unit must meet commercial building standards.” 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. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” and the above-referenced overlay regulations effective at the time of complete application. Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building and located in the City Center Community Planning Area. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Net density of the project could not be determined at the time of this memo. Live-work units are classified as “dwelling units” and therefore are counted towards the total number of units permitted. Gross density for the proposal indicates approximately 60 dwelling units per acre. A density worksheet verifying net density with any public street or critical area deductions will be required with the land use application. 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 lot exceeds the minimum lot size requirement. 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. Building coverage information provided by the applicant indicated a lot coverage of approximately 62% and the proposal appears to be compliant with the lot coverage requirement. However, this requirement would be verified at the time of formal building permit application review. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/secondary front setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback; and there are no rear or side yard setbacks, except 15 feet is required when abutting a lot zoned residential. Based on the site plan submitted with the pre-application materials, the proposal appears to comply with the side and rear yard setback requirements. The 0-foot front yard setback may be requested through the site plan review process. Compliance with the required setbacks would be reviewed at the time of formal building permit application review. Building Height: The maximum building height permitted in the CA zone is 50 feet, except 70 feet for mixed use in the same building. The project narrative indicates the building would be 70-feet in height and therefore meet the permitted height limits. Compliance with the maximum building height requirements would be reviewed at the time of formal building permit application review. 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 154 feet. 10 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files 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 (see RMC 4- 4-095). Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For 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. Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. 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 between 15 and 50 parking spaces are required to provide 15 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum of eight feet (8') in width and 12’ deep. 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. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter parking lot landscaping is required, as specified below: 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. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A landscape plan is required at the time of formal land use application. 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. Residential Mixed Use Development Standards: For vertically mixed use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests, is limited to twenty-five percent (25%) of the overall facade along any street frontage or the primary facade. The 11 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files commercial square footage shall be equivalent to fifty percent (50%) of the gross ground floor area of the building. The portion of the live-work units classified as “commercial space” would be counted towards the 50-percent requirement. The ground floor commercial does not appear to meet the 50-percent threshold and the square footage should be increased to comply with this standard. The development shall include ground floor commercial space along the street frontage per the following standards:  A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point;  A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator;  ADA compliant bathrooms (common facilities are acceptable);  A central plumbing drain line; and  A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.  The depth of the commercial spaces appears to be 22 ft. which does not meet the minimum standards of 30 ft. The proposed ground floor height is identified at 16 ft. which does not comply with the minimum floor-to-ceiling height of 18 ft. 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 and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a rate of six to one. It does not appear that any trees are located on the project site. Fences and Retaining Walls: Proposed fences or retaining walls must be designated on the landscape plan. A fence and/or retaining wall detail should also be included on the plan. See RMC 4-4-040 for fence and retaining wall regulations. Parking: Parking for residential units shall be enclosed within the same building as the unit it serves. The following table provides parking ratios for the residential component and two potential commercial uses. Use Ratio Attached Residential Min: 1 space / unit Max: 1.75 spaces / unit Retail Sales Min: 2.5 space / 1,000 SF Max: 5 spaces / 1,000 SF Eating & Drinking Establishments A minimum and maximum of 10 per 1,000 square feet of dining area. Live-work unit, residential unit: A minimum and maximum of 1 per unit. The applicant has provided one (1) parking space for each multi-family unit within the building, which meets the minimum quantity and satisfies the parking enclosure requirement. Compliance with the commercial parking requirements would be verified when the specific use is identified. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the 12 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and compact space requirements and aisle width requirements. The proposal would be required to provide bicycle parking based on 1 % of the required number of parking stalls for commercial uses and one-half (0.5) bicycle parking space per one dwelling unit. The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. See RMC 4-4-080F.11.b for complete information regarding bicycle parking standards. Bicycle parking must be shown on the land use application submittal materials. Compliance with the parking regulations would be verified at the time of formal land use review. Vehicle Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30-feet. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Access to the site is proposed via a shared driveway off of SW Grady Way. An approved modification to the driveway standards would be needed to allow a driveway closer than 5 feet from the side property line. 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. 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. 13 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files 5. Parking shall be located so that no surface parking is located between a building and the front property line and shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 6. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. 7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 8. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 9. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided. Upper level common decks, patios, terraces, or roof gardens and spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development. 10. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 11. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 12. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. 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. Live Work Units: a. Each unit shall: i. Not exceed a maximum of one thousand (1,000) square feet of nonresidential space for commercial activity; ii. Include all nonresidential space, to the maximum allowed, constructed to commercial building standards; iii. Provide an internal connection between the residential and nonresidential space within each unit; and iv. Provide a street presence and pedestrian-oriented facade for the nonresidential space. b. Only the following uses are allowed within the nonresidential space of a unit: i. Eating and drinking establishments; ii. On-site services; and iii. Retail sales. d. Within the Commercial Arterial (CA) Zone, live-work units shall only be allowed at a distance of one hundred fifty feet (150') or greater from an arterial. Automall Regulations: Uses other than auto sales and other related uses are exempt from the Automall Area B overlay development standards. Therefore the proposed project is exempt from the Automall Area B overlay requirements. Critical Areas: The City’s mapping database (COR Maps) identifies the site as located in the High Seismic Hazard Area. 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 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 14 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files 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 negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Permit Requirements: The proposed project would require SEPA review, Administrative Site Plan Review, and an Administrative Conditional Use Permit. The application would be processed within an estimated time frame of 6-8 weeks. The 2020 application fees are as follows – Administrative Site Plan Review: $2,640.00, SEPA Checklist: $1,580.00, and Administrative Conditional Use Permit: $1,580.00. 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. Fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: The applicant will be required to install a public information sign on the property. The applicant is responsible for the procurement, installation, and maintenance of the sign. The sign must be installed prior to submitting the land use application. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300- feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees apply to new uses and would be calculated at the time of building permit application and payable prior to building permit issuance. Fire and transportation impact fee rates would be determined by Development Engineering Division and the Renton Regional Fire Authority. Please see the 2019/2020 City of Renton Fee Schedule for impact fees broken down by type of use. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment.