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HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000426PREAPPLICATION MEETING FOR Tobin Street Shop & Garage 108 S Tobin St PRE 21-000426 CITY OF RENTON Department of Community & Economic Development Planning Division January 6, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewers: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: 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 formal submittal. 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). M E M O R A N D U M DATE:December 12, 2021 TO:Brittany Gillia, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Tobin Repair Garage 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. It appears the existing hydrant will meet the minimum requirements. 2. Fire impact fees are applicable at the rate of $0.15 per square foot of storage space. This fee is paid at time of building permit issuance. Credit is due for the removal of the existing buildings. 3. An approved fire alarm system is required throughout the building as it exceeds the threshold of 3,000 square feet. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Please note that the fire sprinkler threshold is 5,000 square feet. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Existing city street will meet minimum fire apparatus access requirements. 5. Separate plans and permits are required for the installation of any aboveground combustible fluid tanks and pressurized piping systems by the fire department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 06, 2022 June 20, 2011 TO:Brittany Gillia, Planner FROM:Yong Qi, Development Engineer SUBJECT:Tobin Street Shop & Garage 108 S Tobin St PRE21-000426 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 7229300005. 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 hydraulic zone. 2. There is an existing 3/4” water service serving the existing home on the southern portion of the site (Facility ID No. LAT-015546). 3. There is an existing 12” water main south of the site in S. Tobin Street (Record Dwg: W-002009) that can deliver a maximum flowrate of 5,400 gpm. The approximate static water pressure is 72 psi at a ground elevation of 30’. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional Fire Authority (RRFA) to meet development standards. a. South of the site along the northern frontage of S. Tobin Street (COR Facility ID HYD-S- 00046). b. Approximately 100’ north of the site at the southeastern corner of the intersection of Lake Ave S and S Tillicum St (COR Facility ID HYD-S-00264). c. Approximately 200’ west of the site along the northern frontage of S. Tobin Street (COR Facility ID HYD-S-00517). 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: Tobin Street Shop and Garage PRE21-000426 Page 2 of 5 January 06, 2022 a. The minimum size for a commercial water service and meter is 1-inch. The existing 3/4-inch water service shall be cut and capped by City forces and a new 1-inch service shall be installed by City forces. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. 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 if it is located inside the building. b. Installation of additional hydrants and/or fire sprinkler system as determined by the RRFA based on the final fire flow demand and final site plan. 6. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic uses. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water meter to serve the project. The current water SDC fee is $ 4,500 per 1-inch meter. b. Water service installation charges for the new proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line. c. Drop-in meter fee is $ 460 per 1-inch meter. d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 12” PVC gravity sewer south of the site flowing from west to east in S Tobin St (Record Dwg: S-190107). There is also an existing 8” PVC gravity sewer west of the site flowing north to south in Lake Ave S (Record Dwg: S-044904), the existing home is connected to this 8’’ sewer in Lake Ave S with a 6” PVC sewer stub. 3. The auto building floor drains will need to be directed to an oil/water separator system prior to connecting into the City’s Sanitary Sewer system. Installation of an oil/water separator will be required. The oil/water separator shall be sized in accordance with standards found in the latest edition of the Unifor Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 4. 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 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $ 3,500 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. A redevelopment credit of the SDC in the amount equal to the SDC fee for the size of the existing water meter will be applied. Tobin Street Shop and Garage PRE21-000426 Page 3 of 5 January 06, 2022 d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton SURFACE WATER 1. The existing site topography is generally flat. The site contains a single-family home served by a gravel driveway. There are no mapped on-site conveyance systems. 2. There is an existing 12-inch concrete pipe and Type 1 catch basin along the west side of the Lake Ave S (Record Dwg: R-123902). There is an existing 24-inch PVC pipe and two Type 1 catch basins along the west side of the Lake Ave S (Record Dwg: R-123902). 3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the Black River basin and South Renton sub basin. Since the site falls within Zone 2 of the Aquifer Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM. 4. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 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 2017 RSWDM. 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. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The Geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton Tobin Street Shop and Garage PRE21-000426 Page 4 of 5 January 06, 2022 website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. S. Tobin Street is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 feet with an existing paved width of approximately 40 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. i. However, the existing curb-curb paved width of approximately 40 feet shall be maintained. Therefore, the City supports a modified frontage that includes a 40 feet paved road (20 feet each side), a 0.5 foot curb, planter strip width to match existing width adjacent to the site, 5 foot sidewalk, and storm drainage improvements. Dedication of approximately 1.5 feet will be required pending final survey. b. Lake Ave S is classified as a residential access street with an existing right-of-way (ROW) width of approximately 30 feet with an existing paved width of approximately 24 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. Approximately 11.5’ dedication would be required for this project depending on final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. 3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 4. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $ 7,145.85 per net new PM peak hour Vehicle Trip per PM Peak Hour Vehicle Trip. b. A credit will be applied for the prior use. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton Tobin Street Shop and Garage PRE21-000426 Page 5 of 5 January 06, 2022 GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 6, 2022 TO:Pre-Application File No. PRE21-000426 FROM:Brittany Gillia, Assistant Planner SUBJECT:Tobin Street Shop & Garage 108 S Tobin St (Parcel No. 7229300005) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The subject property is located at 108 S Tobin St (parcel no. 7229300005). The subject site is 8,000 sq. ft. (0.18 acres) and is located within the Commercial Arterial (CA) zone and Urban Design District D. The project site is located within the FAR Airport Height Restriction Overlay. The site is currently developed with an existing 900 sq. ft. single story, single family residence. The proposal is to demolish the existing structure and to erect a new single story auto service, repair, and towing shop building. The structure is proposed to have 3,307 sq. ft. of garage and shop area, 424 sq. ft. of office/lobby space with a restroom. Wellhead protection area (Zone 2) and seismic hazard areas are mapped on the project site. Current Use: Currently the site is developed with an existing 900 sq. ft. single family residence. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. In the CA Zone, small vehicle service and repair uses shall be conducted entirely within an enclosed structure. Impound yards are prohibited in the CA zone and tow truck operations shall be a mixed-use with either an auto body shop and/or a vehicle service and repair business. Both uses are subject to administrative Conditional Use Permit approval and the following conditions: Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall Tobin Street Shop & Garage PRE21-000426 Preapplication Meeting January 6, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000426 be made available to the City upon the City’s request. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Vehicles that have been towed shall be kept in a building. When not in use, towing trucks shall be kept in a building. Tow trucks are limited to Class A, B, and/or E. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. The minimum setback may be modified through the site plan review process Maximum Front Yard 20 ft. The maximum setback may be modified through the site plan review process Minimum Secondary Front Yard 15 ft. The minimum setback may be modified through the site plan review process 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. At the time of this pre-application meeting, RMC 4-2-120C has been amended but the changes have not been codified. Please reference Ordinance 6044 to find current conditions associated with development standards tables for commercial zoning designations. Compliance will be verified at time of formal land use application. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 feet for vertically mixed use buildings. The project site is located within the Airport Height Restriction Area and would accommodate a maximum building height of 20 feet at this location. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall require one of the following: A certificate from an engineer or land surveyor, that clearly states that the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of RMC 4-3-020); or The maximum elevation of proposed buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section). Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, as shown in RMC 4-3-020 F, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of residential land use or other land uses where noise-sensitive activities may occur within the Airport Influence Area, as shown in RMC 4-3-020 F, an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. Prior to Tobin Street Shop & Garage PRE21-000426 Preapplication Meeting January 6, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000426 approval of land uses where aviation overflight may occur within the Airport Influence Area, as shown in subsection F of this Section, an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. Applicants for projects located within the Airport Influence Area shall submit a description of construction and a construction schedule prior to issuance of building permits to prevent construction equipment, such as cranes, from penetrating the airspace without prior notification to responsible parties. Compliance with the height requirements and Airport Influence Area requirements will be verified at the time of formal land use application submittal. Lot Coverage – The lot coverage for buildings in the CA zone is 65% of the lot area or 75% if parking is provided within the building or within an on-site parking garage. The proposed building has a footprint of approximately 3,961 square feet, which results in a building coverage of 50% on the 8,000 square foot site. The building lot coverage and impervious surface coverage requirements will be verified at the time of formal land use application. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall include a written narrative of how the project meets each of the applicable urban design regulations. The following are some, but not all, of the design regulations applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. 3. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. 4. Parking shall be located so that no surface parking is located between the building and the front property line and the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 5. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. 6. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities Tobin Street Shop & Garage PRE21-000426 Preapplication Meeting January 6, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000426 such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 7. All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. 8. Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. 9. At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. 10. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass and cast-in-place concrete. 11. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Street tree species will need to be chosen from the Approved Street Tree List and Spacing Guidelines (contact bgillia@rentonwa.gov for list). Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2- inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90-percent coverage within 3-years. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect 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 4-4-130H1.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. Significant trees shall be retained in the following priority order: Tobin Street Shop & Garage PRE21-000426 Preapplication Meeting January 6, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000426 Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Access/Parking: It appears that access to the site is currently provided via Lake Ave S, and the applicant is proposing access via two (2) driveways with one off of Lake Ave S and the other off of S Tobin St. The proposal would be subject to the Driveway Standards found in RMC 4-4-080I. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. Vehicle Service and Repair (large and small vehicles) require a minimum and maximum of 2.5 per 1,000 square feet of net floor area. Offices (general) require a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Based on the submitted materials, the proposal would be required to provide 9-10 parking stalls. The applicant will need to demonstrate compliance with this standard at the time of formal land use application. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The required number of ADA accessible stalls, based on the total number of spaces, must be provided. Bicycle parking shall be provided in compliance with RMC 4-4-080F.11, at a rate of 10 percent of the number of required parking spaces. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from Tobin Street Shop & Garage PRE21-000426 Preapplication Meeting January 6, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000426 theft and weather. Acceptable examples include bike lockers, bike check-in systems, in- building parking, and limited access fenced areas with weather protection. Critical Areas: A wellhead protection area, zone 2 and seismic hazard area are mapped on the project site. A fill source statement would be required for any fill brought onto the project site. In addition, a geotechnical analysis would be required to ensure the proposed development would be compatible with any seismic requirements. Environmental Review: New buildings over 4,000 square feet of gross floor area would require Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. Based on the submitted materials, the gross floor area is noted at 4,095 sq. ft but the drawing represents a gross floor area of 3,967 sq. ft. An environmental checklist must be submitted with the land use application if the proposed building is over 4,000 sq. ft of gross floor area. Permit Requirements: The proposal would require a Hearing Examiner Site Plan Review, Conditional Use Permit (CUP) review, and possibly Environmental (SEPA) Review. The applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2021 Hearing Examiner Conditional Use Permit application fee is $3,300 and the Hearing Examiner Site Plan Review is $3,800. The application fee for SEPA Review (Environmental Checklist) is $1,600. Any modification requests to code standards are $260 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the Conditional Use Permit submittal checklist and Site Plan Review submittal checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits would be required. Conditional Use Permit: Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. The following decisional criteria are considered when reviewing Conditional Use Permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. Tobin Street Shop & Garage PRE21-000426 Preapplication Meeting January 6, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000426 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Site Plan Review: The proposed alteration of the existing parking lot and locating outbuildings on the subject property would require site plan review. 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. Public Information Sign: Public Information Signs are required for all Type II and 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be payable prior to building permit issuance. The 2022 impact fees are as follows: Fire Impact Fee currently assessed at $0.15 per square foot of storage space. Transportation Impact Fee assessed at $7,145.85 per net new PM peak hour Vehicle Trip per PM Peak Hour Vehicle Trip. 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 required to have the application materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov for pre- screening. Expiration: The applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void for an approved Conditional Use Permit. A single two-year Conditional Use Permit extension may be granted for good cause by the Administrator. The final approval of a Site Plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the Administrator. Upon approval, a building permit is valid for one year with a possible one year extension. It is the responsibility of the owner to monitor the expiration date.