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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000304.pdf PRE-APPLICATION MEETING FOR Brotherton Cadillac Addition and Expansion PRE20-000304 CITY OF RENTON Department of Community & Economic Development Planning Division January 14, 2021 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). Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: January 11, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Brotherton Cadillac Addition 1. The preliminary fire flow is 2,250 gpm based on non-rated construction. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for the sprinkler system. Hydrants shall also meet maximum spacing of 300-feet on center. No change in fire flow for the existing building for the proposed addition. 2. Fire impact fees are applicable at the rate of $1.25 per square foot for the new building and $0.15 per square foot for the new addition. This fee is paid at time of building permit issuance. Credit is due for the removal of the existing structures. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Existing fire sprinkler and fire alarm systems shall be extended into the proposed addition at the existing building. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on-site roadway. Required turning radius are 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. All fire lanes shall be fully paved. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 11, 2021 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Brotherton Cadillac Addition 215 SW 12th St PRE20-000304 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) 3340402820. 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 static water pressure is approximately 75 psi at ground elevation of 22 feet. 3. There is an existing 8-inch water main located in SW 12th St that can deliver a maximum flow capacity of 2,200 GPM (see water plan No. W-020001). 4. There is an existing 12-inch water main located in Maple Ave SW that can deliver a maximum flow capacity of 4,300 GPM (see water plan No. W-011101). 5. There is an existing 8-inch water main within an easement (KC recording number 199806091338) on parcel 3340402805 that can deliver a maximum flow capacity of 2,200 GPM (see water plan No. W-232804). 6. There are four existing fire hydrants within 300 feet of the property and two existing hydrants on the property. 7. There is an existing 2-inch domestic water service with an approved backflow prevention assembly (RPBA), an existing 4-inch fire sprinkler water service with backflow prevention assembly (DDCVA) and an existing 1.5-inch irrigation water service with backflow prevention assembly (DCVA) serving the existing building at 215 SW 12th St. 8. There is an existing ¾-inch domestic water service serving the existing residence at 201 and 209 SW 12th St. 9. The proposed building foundation and wall for the expansion of the existing building must be located at a minimum of 10 feet from the existing 8-inch water main near the southeast corner of the proposed building expansion. 10. 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 building, including the use of a fire sprinkler system, is 2,250 gpm and for the addition there is no change to the fire flow. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 4 11. Based on the information provided with the pre-application submittal documents, 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 the items that follow. • Installation of a separate water meter for the commercial portion of the new customer support 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. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Per the Uniform Plumbing Code a pressure reducing valve (PRV) is required downstream of the water meter(s) because the water pressure is over 80 psi. • Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the customer support 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. • The applicant should verify with a fire sprinkler designer/contractor to determine if the eisting 4-inch fire sprinkler supply line can provide sufficient water flow rate and pressure to the additional fire sprinkler system for the building expansion. If additional flow capacity is required, then the existing 4- inch stub and backflow prevention assembly must be replaced and upsized. Additional water system development charges will apply if a larger fire sprinkler supply line is needed. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA 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). 12. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 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. 13. A conceptual utility plan will be required as part of the land use application for the subject development. 14. 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 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 5 • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,450.00 per 1-inch meter, $22,250 per 1-1/2 inch meter, $35,600 per 2-inch meter and $71,200 per 3-inch meter. • 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-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. • Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8373700&dbid=1&repo=CityofRenton Sanitary 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 SW 12th St (see record drawing S-223105). 3. There is an existing 8-inch gravity wastewater main located in Maple Ave SW (see record drawing S-226102). 4. Individual sewer stubs from the sewer main and individual side sewers are required for each building. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. 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 service garage to sewer. If gravity sewer discharge to the main cannot be obtained, the applicant may need to install an internal pump to bring the flows to the surface level for gravity drain to the side sewer. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 2021 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 $3,450.00 per 1-inch meter, $17,250 per 1-1/2 inch meter, $27,600 per 2- inch meter, and $55,200 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/DocView.aspx?id=8373700&dbid=1&repo=CityofRenton Surface Water 1. There is an existing 18-inch stormwater main on the north side of SW 12th St with 12-inch stormwater mains crossing to catch basins on the south side of SW 12th St (see record drawing R-23280D). 2. There is a private, on site conveyance system, conveying water through a private vault on the west side of the parcel before discharging to the southwest of the parcel. 3. 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 Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 6 Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Black River drainage basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 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 applicat ion. 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. a. In lieu of constructing a stormwater facility within the project site, it may be possible to utilize the existing stormwater vault. In doing so, it must be shown either that the existing vault as-is has remaining capacity for the project area, or that the facility can be modified to have capacity for the project area. In either case, it must be shown that the facility complies with the current City of Renton Surface Water Design Manual and fulfills the current flow control requirements for both the project site and all existing influent neighboring areas. 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 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 geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. 8. Erosion control measures to meet the City requirements shall be provided. 9. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of t he site exceeds one acre. 10. 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 $0.80 per square foot of new impervious surface but not less than $2,000. • 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 Maple Ave SW to the west, SW 12th St to the north and private property on all other sides. a. SW 12th St is classified as a Commercial Access street with an existing right-of-way (ROW) width of approximately 30 feet but it is not centered with the road centerline and approximately 12 feet of ROW are on the project side of the road centerline. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 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 36 foot paved road (18 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 6 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 22.5 feet will be required pending final survey. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 7 i. However, the property is within the AutoMall Improvement Plan area which depicts a minimum 24 foot paved road, 0.5 foot curb, and 5 foot sidewalk. Dedication of approximately 5.5 feet would be required pending final survey. b. Maple Ave SW is classified as a Commercial Access street with an existing right-of-way (ROW) width of approximately 60 and 42.5 feet but a portion is not centered with the road centerline and approximately 12.5 feet of ROW are on the project side of the road centerline. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 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 36 foot paved road (18 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 6 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 4.5 to 22 feet will be required pending final survey. i. However, the property is within the AutoMall Improvement Plan area which depicts a minimum 24 foot paved road, 0.5 foot curb, and 5 foot sidewalk. Dedication of approximately 5.5 feet would 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 5,000 SF of commercial space. 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 building permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. b. The property contains an existing residence and will receive credit for the demolition. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 8 c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 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. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 9 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 14, 2021 TO: Pre-application File No. 20-000304 FROM: Alex Morganroth, Senior Planner SUBJECT: Brotherton Cadillac Addition 215 SW 12th St, Renton, WA APNs 3340402850, 3340402860, 3340402820, 3340402870, 3340402880, 3340402885, 3340402805 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 subject property is located at 215 SW 12th St (APNs 3340402850, 3340402860, 3340402820, 3340402870, 3340402880, 3340402885, 3340402805) near the intersection of SW 12th St and Maple Ave SW. The project site totals approximately 2.72 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area A Overlay District. The site is currently occupied by a primary building used for small vehicle sales and service, as well as multiple single-family residential homes. The applicant proposes to redevelop the two parcels with single-family homes with a new 9,754 square foot sales and customer support building. In addition, the applicant has proposed a 4,560 square foot addition to the service department within the existing building on the site. Associated site improvements would include asphalt paving and striping, underground utilities, storm drainage and landscaping. Inside the new building, the applicant has proposed a showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site is proposed via three existing driveways off of SW 12th St. The site is mapped with a high seismic hazard. Current Use: The property contains an existing auto dealership building with both small vehicle repair and sales totaling approximately 20,000 square feet. Two single-family homes are located on adjacent lots that would be demolished and replaced with a 9,754 square foot sales, service and customer support building. Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within the Automall District A overlay, and therefore is subject to additional development standards. The Employment Area designation is primarily used for industrial development or a mix of commercial and industrial uses such as office, ind ustrial, warehousing, and manufacturing, with access to transportation networks and transit, in the Employment Area land Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 10 use designation. Employment Areas provide a significant economic development and employment base for the City. They also maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. Small vehicle sales is a permitted use in the CA zone provided the use is conducted wholly within an enclosed building, or if the use is located with an Automall District. The proposed location is within the Automall District A overlay and therefore the proposed dealership is a permitted use. Small vehicle repair is classified as a permitted use in the CA zone with an approved Administrative Conditional Use Permit. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). These development standards are available online at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html#4 -2-120A. The project is also subject to RMC 4-3-040D, “Development Standards for Uses Located within the Renton Automall Areas A, B, and C (noted as “Automall standards” herein). Density –The applicant has not proposed any new residential units and therefore does not need to comply with the density requirements. Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the existing lots. Building Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The parking for customers is proposed to be structured parking only. The proposed building area covers approximately 18 percent of the gross lot area and would be compliant with the 65% building coverage limitations. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. The drawings submitted by the applicant did not include the property lines and therefore proposed setbacks could not be determined. It is the applicant’s responsibility to demonstrate compliance wi th building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 70 feet for mixed-use (commercial and residential) in the same building. Heights may exceed the CA zone’s maximum height with a Conditional Use Permit. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 11 With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met. The applicant indicated a building height of approximately 25 feet for the new building, which complies with the height requirements of the CA zone. The height of the addition to the existing building was not indicated on the drawings. It is the applicant’s responsibility to demonstrate compliance with building height requirements. 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. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments, a minimum of three (3) square feet per one-thousand (1,000) square feet shall be provided for recyclables deposit areas. A minimum of six (6) square feet per one-thousand (1,000) square feet shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. The site plan did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards would be reviewed 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. The outdoor vehicle sales area is not considered a parking lot and does not have to comply with the landscaping or bulk storage requirements for screening. Any arrangement of vehicles is allowed as long as: a minimum 5-foot perimeter landscaping area is provided, the vehicles are not displayed in the required landscape areas, and adequate fire access is maintained per Renton Fire Authority standards. Storm Drainage Facility Landscaping – A landscaping strip with a minimum fifteen feet (15’) of width shall be located on the outside of the fence, unless otherwise determined through the site plan review process. The applicant did not indicate any storm drainage facilities on the submitted drawings but would be required to demonstrate compliance with the storm drainage facility landscape requirement if a pond or vault is added later in the process. Please refer to landscape regulations for the Automall District below for additional specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the require ments in RMC 4-8-120D.12, shall be submitted at the time of Site Plan application submittal. 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, 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 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4 -4-130H1.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 of 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 o n 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. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 12 The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree 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. 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 retaining wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4- 4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other m asonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: Vehicle sales with outdoor retail sales areas in the CA zone must provide a minimum and maximum of one (1) parking space for customers and employees per 5,000 square feet. The sales area is not considered a parking lot and is exempt from compliance with dimensional requirements. See RMC 4-4-080F for standard stall and aisle dimensions for the customer parking area. Compliance with the parking standards would be reviewed with the land use application. The entire site shall demonstrate compliance with the standards. Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Economic Development. i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250 The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for customers. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b for further general and specific bicycle parking standards. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. According to the submitted drawings, the applicant intends to provide access to the site via the existing three driveways off of SW 12th St. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access to the parcel north of the site is not feasible due to the presence of multiple buildings near the property line. The available options for site access to the south and east would be evaluated through Site Plan Review. Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 13 Automall District Regulations: Compliance with Automall District Regulations is required. See RMC 4-3-040 for all requirements. The following are the Automall District A Development Standards applicable to your project. Service Are Orientation: Service areas shall not face public street frontage. Landscaping Minimum Amount and Location: Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other lo w impact development techniques consistent with the Surface Water Design Manual are integrated. Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Automall Right-Of-Way Improvement Plan Coordination: Development shall be coordinated with the adopted right- of-way improvement plan which addresses gateways, signage, landscaping, and shared access. Critical Areas: A High Seismic Hazard Area is mapped on the site. Therefore, a geotechnical report prepared by a licensed geotechnical engineer must be submitted as part of the land use application. Environmental Review: The subject project would be subject to SEPA Environmental Review due to the proposed construction of a commercial building over 4,000 sq. ft. Therefore, an Environmental Checklist shall be submitted with the application. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Lot Line Adjustment: Due to the existing building being located across multiple lot lines, a lot line adjustment (combination) would be required in order to construct both the addition and the new building. The lot combination application would be processed concurrently with the Civil Construction Permit and would include all parcels associated with the Brotherton auto dealership on the site. Both the existing building and proposed building shall demonstrate compliance with the setbacks based on the future lot line locations. 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 for site plan approval are itemized in RMC 4-9-200E.3. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and provide a narrative responding to these criteria as part of the land use application. Permit Requirements: Administrative Site Plan Review is required for all development in the CA zone. A Site Plan Review application, Administrative Conditional Use Permit, and environmental checklist are reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2021 Administrative Site Plan Review application fee is $2,700. The 2021 application fee for SEPA Review (Environmental Checklist) is $1,600. The 2021 application fee for an Administrative Conditional Use Permit is $1,600. A lot combination would be processed with the Civil Construction Permit application in an estimated time frame of 3 to 4 weeks. The 2021 Lot Line Adjustment (i.e. combination) application fee is $1,090. Any modification requests to code standards (such as a Brotherton Cadillac Addition, PRE20-000304 January 14, 2021 14 parking increase over 25 percent (25%) of the maximum) are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Public Information Sign: 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. A neighborhood meeting may be required if the project is valued over 10 million dollars. Please see RMC 4-8-090 for all public notice requirements. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required for commercial square footage. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2021 application fees are as follows: • A Transportation Impact Fee based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition; and • A Fire Impact fee of $1.25 per square foot for the new building and $0.15 per square foot for the addition. 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 the application materials pre-screened 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. Expiration and Extensions: Once the Site Plan and Conditional Use Permit application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two- year extension. The approval body may require a public hearing for such extension. It is the responsibility of the owner to monitor the expiration date.