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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000285.pdf1 PRE-APPLICATION MEETING FOR Logan Tower PRE20-000285 CITY OF RENTON Department of Community & Economic Development Planning Division December 17, 2020 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, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: December 14, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Logan Tower 1. The fire flow requirement is 2,000 gpm. Two fire hydrants are required. One within 150-feet and one within 300-feet of the proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet current code. A minimum of one new fire hydrant is required. Fire hydrants shall also meet maximum spacing requirements of 300-feet on center. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family units, retail is $1.25 per square foot and $0.26 per square foot of office space. No fee for parking garage areas. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. 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 any on site roadways. Required turning radius are 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30- ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Fire lane signage required per code. 5. This facility shall be equipped with an elevator to 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. The project shall comply to all applicable high-rise requirements of the International Building and Fire Codes, 2015 editions. 8. Project shall comply with local city fire code ordinance Section 914.3.7 Air replenishment systems. All high-rise buildings shall be equipped with an approved rescue air replenishment system. The system shall provide an adequate pressurized fresh air supply through a permanent piping system for the replenishment of portable life sustaining air equipment carried by the Fire and Emergency Services Department rescue personnel in the performance of their duties. Location of access stations, as well as installation and maintenance of the air replenishment systems, shall meet the requirements as determined by the Fire Code Official. A specifications document for the construction of air replenishing systems that conforms to the breathing equipment used by the Renton Fire and Emergency Services Department will be made available by the Fire Code Official. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: Decemer 17, 2020 TO: Alex Morganroth, Senior Planner FROM: Nate Janders, Plan Review SUBJECT: Logan Tower 340 Logan Ave N NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 1823059264. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. The site is located within the City’s wellhead protection area zone 1 and zone 2. 3. The static water pressure is approximately 70 PSI at a ground elevation of 34 feet. 4. There is an existing 12-inch water main located in Logan Ave N that can deliver a maximum flow capacity of 3,900 GPM (See water plan No. W-061002) 5. There is an existing 12-inch water main located in N4th St that can deliver a maximum flow capacity of 2,800 GPM (See water plan no. W-366708) 6. There are 2- existing 12-inch Boeing high-pressure water mains within 2- 15-ft wide easements that are located within the subject property, one on the west side and one on of the east side. Based on the submitted conceptual building layout, the proposed building is encroaching on the 15-wide easements and it is also located very close or on top of both existing Boeing 12-inch water mains. 7. A minimum of 10-feet of horizontal separation is required between the building footprint and the outside edges of both existing water mains. The applicant shall obtain Boeing’s written approval regarding the construction of the proposed building in the proximity of the existing water mains. It appears that there is no private property to accommodate the relocation of Boeing’s water mains. 8. 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, including the use of a fire sprinkler system, is 2,000 gpm. 9. The following water main improvements are required to provide water service for domestic us e and fire protection for the development per City Code and Development standards (RMC 4-6-010B) including, but not limited to: a. Installation of off-site and on-site fire hydrants including extensions of water mains as required to supply water to the hydrants. The location and number of hydrants will be determined by the RRFA 4 based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). b. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. c. Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA may be located inside the building if the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. d. Installation of a separate water meter for the commercial portion of the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. 10. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. 11. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 12. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 13. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 14. A conceptual utility plan will be required as part of the land use application for the subject development. 15. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch meter, $22,000 per 1-1/2 inch meter, $35,200 per 2-inch meter and $70,400 per 3-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2- 5 inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. c. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Burnett Ave N (see record drawing S-000201). 3. A minimum 8-inch sewer main extension will be required to extend from the existing 8-inch main in N 4th St to the west property line. Sewer main extensions shall be in accordance with RMC 4-6-040. 4. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub-terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. 6. A grease interceptor is required if there is a commercial kitchen. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for is $3,400.00 per 1-inch meter, $17,000 per 1-1/2 inch meter, $27,200 per 2- inch meter, and $54,400 per 3-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf SURFACE WATER 1. There is an existing 12-inch stormwater on the east side of Logan Ave S (see record drawing R-366732). 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Lower Cedar River drainage basin. The site falls partially within both Zone 1 and Zone 2 of the City’s Aquifer Protection Area (APA). In zone 2, located on the north half of the property, open facilities and open conveyance systems may require a liner in accordance with sections 6.2.4 and 1.2.4.3 of the RSWDM. In zone 1, located on the south half of the property, open facilities, open conveyance systems, and BMP’s/facilities that rely on infiltration are prohibited. 3. Critical areas on site that impact storm review include: aquifer protection area zone 1, aquifer protection area zone 2 and regulated slopes. 4. 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. Special inspection from the building department is required. 6 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 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. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. 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. 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. 9. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Logan Ave N to the west, N 4th St to the north, N 3rd St to the south, and private property to the east. a. Logan Ave N is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 100 feet. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 1.5 feet will be required pending final survey. i. However, the city’s transportation department has reviewed the proposal and agreed that the existing conditions are suitable for this section. The City would still require the dedication to allow for future development and road widening. The applicant will need to submit a street modification to leave the existing frontage improves as is. b. N 3rd St classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 110 feet. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4 -6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. The parcel is not parallel to the roadway centerline and thus a minimum dedication to install improvements as determined by final survey will be required. i. However, the City’s transportation department has reviewed the proposal and agreed that the existing curb to curb width is sufficient. Therefore the applicant shall provide a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and 7 storm drainage improvements. Dedication to install the improvements as determined necessary by final survey will be required. The applicant will need to submit a street modification. c. N 4th St classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 42 feet. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4 -6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. The parcel is not parallel to the roadway centerline and thus dedication of approximately 24.5-28.5 feet will be required pending final survey. 2. 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 width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. d. There shall be no more than one driveway for each 165-feet of street frontage. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2020 transportation impact fee for apartments is $4,836.31 per dwelling. b. The 2020 transportation impact fee for net new pm peak hour vehicle trips is $5,415.01 per trip. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 8 6. Fees quoted in this document reflect the fees applicable in the year 2017 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. * An additional 3% technology fee will be added to each fee marked with an asterisk (*). A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building 9 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 17, 2020 TO: Pre-Application File No. 20-000285 FROM: Alex Morganroth, Senior Planner SUBJECT: Logan Tower – 340 Logan Ave N (APN 1823059264) 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 linked here and are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing a new mixed-use building on the site located at 340 Logan Ave N (APN 1823059264). The 47,484 sq. ft. parcel is located in the Urban Center (UC) zone and the Urban Design District ‘C’ Overlay. The parcel is currently vacant and is comprised of mostly grass areas with occasional pavement or debris. The proposal for the site includes the construction of a ten-story mixed use building with three levels of subterranean parking with a total of 118 parking stalls. Uses include approximately 25,000 sq. ft. of commercial space at the ground floor level and 158 attached-residential units. The units would include a mix of senior housing and market rate apartments. Main access to the site is proposed via a single driveway off Logan Ave N. Secondary access to a loading area is proposed via an additional single driveway off of N 4th St. Stormwater management methods were not identified in the applicant’s submittal. No trees are proposed for removal as part of the project. According to COR Maps, a High Seismic Hazard Area, Wellhead Protection Area Zone 1, and Wellhead Pro tection Area Zone 2 are located on the site. Current Use: The subject site is currently vacant and is comprised of grassy areas throughout with some pavement associated with the previous use on the site (construction staging area). Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Urban Center (UC) Zoning Designations” effective at the time of complete application (noted as “UC standards” herein). These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402120A .html#4-2-120A. The property is also located within Urban Design District ‘C’, and therefore subject to additional design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage, and street furniture. The property would also be subject to the Residential Mixed-Use Standards in RMC 4-4-150 (see below). Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Urban Center (UC) zoning designation. 10 Eating and drinking establishments, on-site services (ie. spa), and parking garages (structured, commercial or public) are permitted uses provided all of the following conditions are met: a. All development shall be architecturally and functionally integrated into the overall shopping center or mixed use development. Buildings shall be mixed use except for retail buildings with more than seventy five thousand (75,000) square feet, structured parking, and a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller than five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North; and b. In the UC Zone, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to- ceiling height of fifteen feet (15'); and c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park Avenue. Conference centers are permitted uses in the UC zone. Attached dwellings – flats are permitted uses, provided: Specified residential uses are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Where not prohibited, attached dwelling units are permitted subject to the following conditions and standards in addition to RMC 4-4-150, Residential Mixed-Use Development Standards: a. Standalone Residential – Where Allowed: Standalone residential buildings are permitted: iv. In the UC Zone along streets not designated as pedestrian-oriented streets through the Master Site Plan process; and Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed use building with ground floor commercial. b. Commercial Uses: 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. c. Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed use building(s). Density: The density range allowed in the UC is a minimum of 20 dwelling units per net acre (du/ac) except for mixed use development to a maximum of 85 du/ac (up to 150 du/ac if ground floor commercial is provided). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. It is unclear exactly how much area would be required to be dedicated for right-of-way for the frontage improvements and frontage dedication; therefore, the net density of site could not be calculated. A Density Worksheet would be required at the time of formal application. A 158 unit proposal (TBD) would result in a gross density of 146.1 dwelling units per net acre (du/ac) (158 units / 1.08 acres = 146.1 du/ac), which would comply with the density range requirements of the UC zone. The applicant would be required to demonstrate compliance with the density range of the UC zone using net density calculations at the time of formal application. 11 Minimum Lot Size, Width and Depth – The minimum lot size required for new lots created after November 10, 2004 is 25 acres. There are no minimum width or depth requirements. No subdivision is proposed, therefore the minimum lot size requirement is not applicable. Lot Coverage – The maximum building coverage permitted in the UC zone is 90% of the lot area or 100% if parking is provided within the building. Compliance with this requirement would be verified at the time of formal land use review. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the UC zone are determined through the Site Plan Review process, provided: UC Zone Architectural Requirement: Buildings that are immediately adjacent to or abutting a public park, open space, or trail shall incorporate building articulation and textural variety, in addition to at least one of the following features: a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or b. Provide at least one architectural projection for each dwelling unit of not less than two feet (2') from the wall plane and not less than four feet (4') wide; or c. Provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the project. Building Height – The maximum building height permitted in the UC zone is 10 stories along primary and secondary arterials and 6 stories along residential/minor collectors. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The project site abuts Logan Ave N, N 4th St, and N 3rd St. Logan Ave N and N 4th St are both classified as arterial streets; therefore, a maximum height of 10 stories would be permitted. Compliance with this requirement would be verified during the formal land use review process. Mixed Use Development Standards (RMC 4-4-150): 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. Commercial Area Requirement: Any development wherein dwelling units are proposed shall provide gross commercial square footage equivalent to fifty percent (50%) of the gross ground floor area of all buildings on site. Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the building in conformance with the following standards: a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. 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; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. 12 Surface parking lots with more than 100 parking spaces are required to provide 35 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 sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. 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 – 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 conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches o f new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 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. A minimum tree density shall be maintained on each residentially zoned lot. Multi-family development requires a minimum tree density of four (4) significant trees for every five thousand (5,000) square feet. A formal tree 13 retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4- 4-095). Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product tha t complements the proposed building and site development. There shall be a minimum three -foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Parking – Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. The following parking ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Uses not specifically identified in the parking code (i.e. conference center): TBD CED staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. TBD Eating and drinking establishments and taverns: TBD A minimum and maximum of 10 per 1,000 square feet of dining area. TBD Attached Dwellings: 158 units A minimum of 1 per unit, maximum of 1.75 per unit Min – 158 Max - 277 Services, on-site: TBD A minimum and maximum of 3 per 1,000 square feet TBD The applicant will be required at the time of formal land use application to provide analysis detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. The parking analysis would be based on the square footage of uses proposed, and the total number of attached dwelling units. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 19 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 50 percent of the spaces in the surface parking lots. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. 14 General Parking Location: On a Pedestrian-Oriented Street – Parking shall not be located between buildings and pedestrian-oriented streets unless located within a structured parking garage. On Other Arterials, Local Streets, and Internal Streets – All residential parking shall be structured parking except parking required for guests. Parking for all uses shall be located consistent with RMC 4-3-100, Urban Design Regulations. Site planning must demonstrate feasible future location of structured parking to accommodate infill development. Bicycle Parking – The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit and ten percent (10%) of the number of required off-street vehicle parking spaces for all other uses. Space shall meet the requirements of RMC 4-4-080.F.11.c which includes secure extended use protection for the entire bicycle. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4- 4-080.F.11.b for complete information regarding bicycle parking standards. Bicycle parking must be shown on the land use application submittal materials. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. The conceptual site plan shows two accesses to the site including a primary access via one driveway off Logan Ave N and secondary access (for loading) off of N 4th St. Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting UC 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. Pedestrian – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Compliance with pedestrian pathways and connections would be further analyzed at the time of land use application. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. The requirements for multi-family residences is a minimum of one and one-half (1-1/2) square feet per dwelling unit for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. 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. Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is required. Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. 15 • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building façades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. • All buildings shall be articulated with one or more of the following: Defined entry features; Bay windows and/or balconies; Roof line features; or other features as approved by the Administrator. • On any façade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor façade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: A high seismic hazard area is mapped over the site. A geotechnical report shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. The City’s mapping database (COR Maps) has been updated to reflect to provided wetland reconnaissance study prepared by Altmann Oliver Associates, LLC, the Raedeke Associates, Inc., removing the possible identified wetlands on the subject property. The site is located within the Wellhead Protection Area Zones 1 and 2. Therefore if any fill is brought onto the site, a fill source statement is required to be submitted as part of the Construction Permit application and shall include the following information: a. The source location of imported fill; b. Previous land uses of the source location; c. Whether or not earth materials to be removed from the source location are native, undisturbed soil; d. Whether or not the source location appears on government lists of contaminated sites including those developed pursuant to the State Model Toxics Control Act and the Federal Comprehensive Environmental Response, Compensation, and Liability Act; e. Results of sampling and analysis pursuant to RMC 4-4-060N4j, Sampling and Analysis Procedures; and f. Whether or not imported fill meets fill quality standards described in RMC 4-4-060N. (Ord. 4851, 8-7- 2000; Ord. 5954, 11-18-2019) Environmental Review: The proposal will exceed several thresholds and as a result the project would require Environmental ‘SEPA’ Review. An environmental determination will be made by the Renton Environmental Review Committee. Site Plan Approval: 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 are itemized in RMC 4-9-200.E. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the land use application. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2021 application fees would be as follows: $3,800 hearing examiner site plan review + $1,600 SEPA review. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed 16 at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Public Notice: Public Information Signs are required for all Type III Land Use Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 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. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits. • A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed based on the use. For example: The 2021 Fire Impact Fee for a new multi-family dwelling unit is assessed at $964.53, restaurant/lounge space is assessed at $5.92 per square foot, and retail space is assessed $1.25 per square foot. • A Transportation Mitigation Fee based on the fee established in the ITE manual would be required. The 2021 Transportation Impact Fee is $6,717.10 for a new apartment unit and $60.95 per square foot per sit- down restaurant space. Fees for other unlisted uses would be evaluated based the number of new, PM peak hour vehicle trips the use is anticipated to generate. • Renton School District Impact Fee currently assessed at $4,989.00 per new multi-family unit. • Parks Impact Fee is currently assessed at $1,977.62 per new multi-family dwelling unit (for projects with 5 or more units). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete 17 application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov to schedule an appointment. Expiration: Upon site plan approval, the site plan is valid for two years with a possible two-year extension for good cause. It is the responsibility of the applicant to monitor the expiration date. .