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HomeMy WebLinkAboutStaffComments_PRE21-000462 PREAPPLICATION MEETING Soyam Commercial Building 4526 NE 4th St PRE21-000462 CITY OF RENTON Department of Community & Economic Development January 20, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: January 11, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Soyam Mixed Use 1. The fire flow requirement is 2,250 gpm. Three fire hydrants are required. One within 150-feet and two 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 looped water main is required for all fire flows over 2,500 gpm. A minimum of one new fire hydrant will be required in front of the new building. 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. This fee is paid at time of building permit issuance. Credit is due for the existing building removed. 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. No on-site fire access roadways are necessary. required per code. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 13, 2022 TO: Andrew Van Gordon, Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Soyam Commercial Building 4526 NE 4th St PRE21-000462 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) 1023059037. 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 Highlands 565 Pressure Zone. 2. The static water pressure is approximately 68 psi at ground elevation of 406 feet. 3. There is an existing 8-inch water main located on the south side of NE 4th St that can deliver a maximum flow capacity of 2,500 GPM (see record drawing W-024005). 4. There are two existing fire hydrants within 300 feet of the property along NE 4th St. 5. There is an existing ¾-inch water service for the property. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,250 gpm. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 7. 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 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. • Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. • 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. • The existing ¾-inch service shall be cut and capped by City forces. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to each 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. • 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) if installed. 8. 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 K of the City’s 2019 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. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch meter, $36,000 per 2-inch meter and $72,000 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. • An SDC credit will be applied if the existing service is demoed. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 24-inch sewer main in NE 4th St within a steel casing (see record drawing S- 05031B). 3. There is an existing 6-inch PVC sewer stub near the southeast corner of the property. The stub shall be cut/capped at the property line prior to building demo. a. The side sewer card shows that the side sewer is connected to the sewer stub on parcel 1023059140. The stub may be re-used if an easement and dual side sewer agreement are provided. b. Alternatively, the City would consider accepting the existing 8-inch stub into parcel 1023059140 as a public sewer if the existing stub is CCTV’d and found to be acceptable to the City and if an easement on parcel 1023059140 for that portion of the stub being accepted as public is provided. The public portion would likely include the existing 8-inch stub within NE 4th up to the existing clean out on parcel 1023059140 (note the clean out may need to be replaced with a manhole depending on final evaluation of the existing system). 4. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. 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. A grease interceptor is required if there is a commercial kitchen. 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 2022 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 $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch meter, $28,000 per 2-inch meter, and $56,000 per 3-inch meter. • A credit will be applied if the existing stub is used or demoed. • Final determination of applicable fees will be made after the water meter size has been determined. Surface Water 1. There is an existing private surface water ditch conveying east to west through the parcel (there is no record drawing available). 2. Critical areas on site that may effect stormwater review: regulated slopes. 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 Flow Control Duration Standard Area - Matching Forested. The site falls within the Lower Cedar 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 application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated 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 General Permit is required from the Department of Ecology if clearing and grading of the site disturbs more than 1 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 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts NE 4th St to the south and private property on all other sides. • NE 4th St is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 84 feet per the King County Assessors map. 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 from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 9.5 feet would be required pending final survey. i. However, there is a corridor improvement plan for NE 4th St that consists of a 66 foot paved road, a 0.5 foot curb, a 5 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5 feet is required for the modified street frontage. A modification is required to be submit to the City. 2. Refer to City code 4-4-080.I for driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 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 square feet commercial use. 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 building permit issuance. • The 2021 transportation impact fee for fast food with drive-up is $180.72 per square foot. • The property contains an existing single family residence and a credit will be applied upon demo. 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. 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. 5. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 20, 2022 TO: Pre-Application File No. 21-000462 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Soyam Commercial Building – 4526 NE 4th St (Parcel number 1023059037) 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is a lot located at 4526 NE 4th St (Parcel number 1023059037). The parcel has public street frontage on NE 4th St and is located within the Commercial Arterial (CA) zone in Urban Design District D. The site area is approximately 37,260 square feet (0.85 acre) and is currently developed with a detached dwelling and associated accessory structures. The proposal is to construct a three story, (4,725.00 sq. ft. footprint) building: commercial retail and a coffee shop on the first floor and dwelling units or office spaces on the second and third floor. Surface parking with 17 stalls and access from NE 4th St is proposed. Current Use: Application documents state the property is currently improved with a detached dwelling and associated accessory structures and that all current development is proposed to be removed. However, provided documents include narrative and on-site pictures appear to show that the structures have already been removed. A demolition permit was issued September 21, 2021. Zoning/Density Requirements: The subject property is located within the Commercial Arterial (CA) zoning classification. The residential units would fall under the Attached Dwellings – Flats use type. The offices would fall under the Offices, General use type. The commercial retail would fall under the Retail Sales use type. The coffee shop would fall under the Eating and Drinking Establishments use type. Within the CA zone the minimum net residential density is 20 dwelling units per net acre. Sixty dwelling units per net acre in the Highlands Community Planning Area is the maximum. Net density is a calculation of the number of housing units that would be allowed on a property after Soyam Commercial Building, PRE21-000462 Page 2 of 7 January 20, 2022 critical areas (such as wetlands, protected slopes) and public rights-of-way are subtracted from the gross area. All four uses are permitted within the CA zone, however residential would need to be part of a mixed use project with ground floor commercial. Commercial uses in 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. The net developable area is not provided. Based on the gross area the minimum number of dwelling units is 17 and the maximum is 51. It is unknown how many dwelling units are proposed. Areas of dedication do not count towards the net developable area. 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). Building Standards – The CA standards allows a maximum lot coverage for buildings to be 65% of the total area or 75% if parking is provided within the building or within an on-site parking garage. The allowed height is 70 ft. for vertically mixed-use buildings (commercial and residential). New projects would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of land use review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: Minimum front yard: 15 feet; Maximum front yard: 20 ft; Rear yard: none; Side yards: none. Compliance with required setbacks for the new buildings would be verified at the time of land use application. Access/Parking: Access is proposed from NE 4th St. Access to NE 4th St is proposed to be by a 20- foot wide access drive leading to a 17-stall surface parking area. Twelve stalls are proposed to be 90-degree head in parking with five parallel stalls. Within the CA zone parking for residential units shall be enclosed within the same building as the unit it serves. 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 may comprise the aisle between rows of parking stalls but not allowed between a building and a public street. Driveways shall not be closer than five feet to any property line. The number of required parking stalls is based on the land use. When more than one use is present the total number of required stalls shall be the sum of each individual use. A minimum of one stall per dwelling unit with a maximum of 1.75 per dwelling unit is required for the dwelling units. Offices, General require a minimum of 2.0 per 1,000 square feet of new floor area and a maximum of 4.5 per 1,000 square feet of net floor area. Eating and drinking establishments require a minimum and maximum of 10, per 1,000 square feet of dining area. Retail sales requires a minimum and maximum of 2.5 per 1,000 square feet of net floor area. Attached dwellings require 0.5 bicycle parking spaces per one dwelling units and commercial uses require bicycle parking equal to 10% of the required off street vehicle parking spaces. See RMC 4-4-080F.11.b and c for bicycle parking standards. RMC 4-4-080 Parking, Loading and Driveway Regulations contains the full requirements for parking standards. Compact stalls (8.5’ x 16’) shall not exceed 50% for structured parking and 30% for surface parking. Modification of standards shall meet applicable requirements of RMC 4-9-250D. As proposed, parking drive aisles and residential parking are not meeting requirements. For one row of 90-degree parking in a two-way circulation pattern the minimum width of aisle shall be Soyam Commercial Building, PRE21-000462 Page 3 of 7 January 20, 2022 24 feet. Connections to the adjoining CA zoned properties is required. Parking for the residential units shall be within the building. Proposed parking, including bicycle parking, shall meet the requirements of RMC 4-4-080 Parking, Loading and Driveway Regulations. It is unknown if the number of parking stalls meets requirements as the number of dwelling units is unknown, the office space square footage is unknown, the coffee shop square footage is unknown and the commercial retail square footage is unknown. Only one driveway is permitted for each 165 feet of street frontage serving any one property; the frontage is less than 165 feet so only one driveway is permitted. Internal connections to the CA zoned properties to the east and west are required. Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effective at the time of complete application. All new structures within Urban Design District D are required to meet applicable requirements. The following are some, but not all, of the applicable standards outlined in the regulations. Please refer to Urban Design Regulation in it’s entirety at the citation above for a complete menu of design standards and guidelines. • Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian only courtyard. • Building entries shall be prominent, visible from the street and include human scale elements. They will need to be made prominent to incorporate architectural features such as façade overhangs and/or large entry doors. Entries shall be clearly marked with canopies, architectural elements, ornamental lighting or landscaping and include weather protection at least four and one-half feet wide. Buildings that are taller than thirty feet in height shall also ensure that the weather protection is proportional to the distance above ground level. • Design elements, such as building proportions, building articulation or roof lines shall be used to promote transition to surrounding uses. • Service elements, such as garbage and recycle facilities, shall meet design requirements. • Surface parking shall meet location and screening requirements. • Parking shall be located so that no surface parking is located between the building and the front property line. • Structure parking garages shall meet design and location requirements such as entry to the parking garage shall be away from the primary street and the ground floor commercial shall be provided at a minimum of 75% of the building frontage. • Curb cuts shall be minimized so that pedestrian circulation along the sidewalk is minimally impeded. • Pedestrian circulation shall meet location, material and design requirements. • Pedestrian amenities, such as architectural elements, outdoor furniture and weather protection shall be provided. • All mixed-use residential developments of ten or more dwelling units shall provide common open space at a rate of 50 square feet per unit and shall meet design and location requirements. • The building façade will require modulation or articulation. • Ground level details, such as human-scaled elements such as lighting fixtures or landscape features and ground level display windows are required. Untreated blank walls visible from public streets, sidewalks or interior pedestrian pathways are prohibited. • Varied roof profiles are required. Soyam Commercial Building, PRE21-000462 Page 4 of 7 January 20, 2022 • Building material approval is required. • A lighting plan meeting regulation of this section is required. No building elevations, floor plans or lighting plan was provided. Full compliance will be determined at time of land use application review. Landscaping: With the exception of 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. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover is to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium- sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Surface parking areas shall meet the minimum requirements for perimeter and interior parking lot landscaping. For surface parking lots with 15-50 spaces, a minimum of 15 square feet of internal lot landscaping per space is required. 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. A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas of industrial, commercial, and multi-family development, and landscaped common areas in single family subdivisions. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Interior parking lot landscaping is required. All landscaping shall meet the requirements of RMC 4-4-070 Landscaping. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Significant Tree Retention: Staff review of aerial image of the site identifies mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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. 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. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. Significant trees shall be retained in the following priority order: Soyam Commercial Building, PRE21-000462 Page 5 of 7 January 20, 2022 Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. Trees located within public rights-of-way and shared driveways do not count towards tree retention standards. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of Land Use Application review. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard shall not exceed 48” in height within 15’ of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated wth black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15’ of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the site shall be brough into conformance. Electric fences may be permitted by special administrative fence permit. Height shall be determined by regulations in RMC 4-4-040. Refuse and Recyclables: All new developments for multi-family residences and commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection of refuse and recyclable in compliance with RMC 4-4-090 Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. It is unknown if the project is meeting sizing requirements as the number of dwelling units is unknown and the square footage of the other uses is unknown. Full compliance will be determined at time of Land Use Application. Residential Mixed Use Development Standards: Attached dwellings in the CA zone requires a project with a vertically mixed-use building with at least two residential stories above ground floor commercial. The commercial area requirement is a minimum of 40% of gross ground floor area in the CA zone. Ground floor commercial space shall be included along any street frontage. Ground floor commercial space standards include a minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; a minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; ADA compliant bathrooms (common facilities are acceptable); a central Soyam Commercial Building, PRE21-000462 Page 6 of 7 January 20, 2022 plumbing drain line; and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. As shown, the proposal is meeting square footage requirements. Building standards for commercial spaces required to be met in RMC 4-4-150 will be reviewed at time of land use application. Critical Areas: The City’s mapping system (COR Maps) indicates the site contains regulated slopes between 15 and 25 percent, and has a Ns (non-fish and seasonal) stream course traversing the northern area of the property. Additionally, a wetland is shown along the border of the northeastern abutting property. A stream report (see attached) prepared for the property in February 2016 verifies the Ns rating and provides a delineation and required 50-foot buffer. The report also indicates the neighboring wetland buffer extends nominally onto the east side of the subject property, however it is also within the required 50-foot stream buffer. An updated critical area study that complies with current critical area regulations, per RMC 4-3-050, will be required at the time of land use application. Encroachments into the stream buffer area are limited to a modified 40-foot buffer with enhancement or an averaged buffer of 25-feet, also with enhancement. A mitigation plan will be required with the land use application for any proposed buffer reduction. Maintenance and monitoring for five-years would be required for any stream buffer encroachment. The City may seek secondary review of stream reports and/or mitigation plan with those review costs the responsibility of the applicant. The required geotechnical report shall provide an assessment of the regulated slopes on the property and determine whether they meet the City’s definition of geologically hazardous areas and if any buffer or if any additional engineering design specifications are needed for the proposed improvements. Environmental Review: As the proposal is greater than 4,000 square feet in size and there are critical areas on the site, Environmental Review is required. An environmental checklist would be required with the application. Please download the current checklist from the Washington State Department of Ecology’s website. Permit Requirements: The proposal would require Administrative Site Plan Review, and Environmental Review. The 2022 fees would total $4,515.00 ($2,700 Administrative Site Plan Review+ $1,600 SEPA + + $215.00 Technology Fee (5%) = $4,515). A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Site Plan Review Submittal Requirements, and Environmental Review Submittal Requirements checklists. 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. Separate construction, building and sign permits would be required following the land use entitlement process. 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 Soyam Commercial Building, PRE21-000462 Page 7 of 7 January 20, 2022 responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • Renton School District Impact Fee is $4,737.00 per each new multi-family dwelling unit + a 5% administration fee. • A Transportation Impact fee based on $6,717.00 per each new dwelling unit. • A Transportation Impact fee based on $221.09 per square foot of Coffee Shop, no drive up. • A Transportation Impact fee based on $14.58 per square foot of General Office. • A Park Impact fee based on $1,977.62 for each new Multi-Family unit. • A Fire Impact fee based on $964.53 per each new multi-family dwelling unit. • A Fire Impact fee based on $0.25 per square foot of Office space. • A Fire Impact fee based on $1.25 per square foot of Retail Space. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the permit shall be implemented within two years unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. The Hearing Examiner may grant one extension of time for a maximum of one year for good cause shown; the burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date.