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HomeMy WebLinkAboutPRE22-000392_Meeting SummaryPREAPPLICATION MEETING FOR Longacres North Parking Garage PRE 22-000392 CITY OF RENTON Department of Community & Economic Development Planning Division December 15, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@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 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: November 29, 2022 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Longacres Parking Garage 1. The fire flow requirement is 2,500 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 minimum of one new fire hydrant is required. 2. Fire impact fees are not applicable for parking garages. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for any on site roadways. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Fire lane signage required per code. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 15, 2022 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Longacres North Parking Garage 1302 SW 16th St PRE22-000392 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) 2423049071, 2423049055, 2423049052, 2423049050, and 2423049048. 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 74 psi at ground elevation of 20 feet. 3. There is an existing 12-inch water main in SW 16th St that can deliver a maximum flow capacity of 5,000 GPM (see record project file WTR2701906 for as-built files). 4. There is an existing 12-inch water main within an easement that is looped around the site and can deliver a maximum flow capacity of 5,000 GPM (see record project file WTR2702071 for as-built files). 5. There is an existing 4-inch domestic water service and meter with a 4-inch DCVA serving the building on parcel 0886700220. 6. There is an existing 10-inch fire service with a DDCVA serving the existing building addressed 1300 SW 16th St. 7. There is an existing 6-inch domestic water service and meter with a DCVA serving the existing building addressed 1300 SW 16th St. 8. There is an existing 4-inch domestic water service with a DCVA serving the existing building addressed 1302 SW 16th St. 9. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority determined the preliminary fire flow is 2,500 GPM. Per City code a looped water main is required around the building or complex of buildings when the fire flow demand exceeds 2,500 GPM. 10. 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. • The proposed building resides over the existing water main along the northely portion of the property. The existing water main shall either be relocated such that it is a minimum 10 feet outside of the building footprint, or, the developer may abandon and remove that portion of the water main, including hydrants. If electing to abandon the existing water main, the developer shall retain the loop around the 1300 SW 16th St building by providing a 12-inch water main extension from SW 16th St north to the existing main. A partial release of easement and a new easement would be required. • The existing 4-inch water service shall be removed and the valve within SW 16th St shall be plugged. • All removed equipment (hydrants, meters, etc.) shall be returned to the City. • 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 fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • 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). See RRFA comments for additional hydrant spacing requirements. 11. 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. 12. A conceptual utility plan will be required as part of the land use application for the subject development. 13. 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 service to the project. The current water (fire service) fee is $14,856 per 4-inch service, $29,712 per 6-inch and $47,539 per 8-inch service. • 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=9010319&dbid=1&repo=CityofR enton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. Building 1300 SW 16th St. a. There is an existing, private, 8-inch ductile iron gravity wastewater main located along the south side of the existing building discharging to a 8-inch City of Renton wastewater main within SW 16th St (see record drawing S-20710D). b. There is an existing grease interceptor located on the east side of the building. The existing interceptor shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC) and if found acceptable may be re-used. c. There is an existing DI side sewer serving the building. The stub can be CCTV’d and if found acceptable to the sewer department may be re-used. If new sewer stubs are required they shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 3. Building 1302 SW 16th St. a. There is an existing, private, 8-inch ductile iron gravity wastewater main located along the south side of the existing building discharging to a 8-inch City of Renton wastewater main within SW 16th St (see record drawing S-20710D). b. There is an existing grease interceptor located on the east side of the building. The existing interceptor shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC) and if found acceptable may be re-used. c. There is an existing DI side sewer serving the building. The stub can be CCTV’d and if found acceptable to the sewer department may be re-used. If new sewer stubs are required they shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. A sewer stub from the sewer main and side sewer is required for the commercial. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub- terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. 6. A 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 full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Surface Water 1. There is an existing 12-inch stormwater main in SW 16th St (see record drawing R-207109). 2. There is an existing, private, on-site conveyance system, detention facilities, and water quality facilities on the subject property (see record drawing R-20711E and R-20711D) 3. Critical areas on site that may affect stormwater review include: flood hazard FEMA zone AE. 4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the Black River drainage basin. 5. 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 6. 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. 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 extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 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. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 9. Erosion control measures to meet the City requirements shall be provided. 10. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.84 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/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts SW 16th St to the south, WSDOT (I405) to the north, and private property on all other sides. • SW 16th St. is classified as a Collector Arterial street with a variable ROW width of approximately 80-95 feet. To meet the City’s complete street standards for Collector Arterial streets with 3 lanes a minimum ROW width of 94 feet is required. Per RMC 4-6-060 half street improvements as taken from the ROW centerline shall be required and include a minimum 41 foot paved road (20.5 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication may be required pending final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. 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 of commercial space or 4 residential units. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • 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. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000410\Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 15, 2022 TO: Pre-Application File No. 22-000392 FROM: Jill Ding, Senior Planner SUBJECT: Longacres North Parking Garage – 1300 and 1302 SW 16th St, Renton, WA 98055 (Parcel Nos. 2423059071, 2423049055, 2423049052, and 2423049050) 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 proposed project site (“Site”) consists of four (4) separate parcels (parcel nos. 2423059071, 2423049055, 2423049052, and 2423049050) located at 1300 and 1302 SW 16th St. Based on King County Department of Assessments, the Site area totals approximately 72,435 square feet (1.66 acres). The Site is part of the original 158 acres of property known as the Longacres Office Park (“LOP”) and is located in the Medium Industrial (IM) zone. The proposed project would include a lot combination for the construction of a 325,000 square foot, 5-6 story parking garage with approximately 1,000 parking spaces. The two existing curb cuts off of SW 16th St would provide access to the proposed parking garage. The site is currently developed with an electric utility building for the larger LOP, a network utility building proposed for removal, and a surface parking lot. According to City of Renton (COR) Maps, the Site contains high seismic hazard areas and special flood hazard areas (100 year flood) FEMA Zone – AE. Springbrook Creek is located approximately 300 feet to the east of the project site. Current Use: The site is currently developed with an electric utility building for the larger LOP, a network utility building proposed for removal, and a surface parking lot. Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use designation and Medium Industrial (IM) zoning classification. The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, Longacres North Parking Garage Page 2 of 6 December 15, 2022 etc., but these are largely contained on site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. Parking garages are an outright permitted use within the IM zone. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). These standards are available on the City’s website. Please refer to the applicable footnotes in the RMC when applying these development standards to your proposal. Minimum Lot Size, Width and Depth: The minimum lot size in the IM zone is 35,000 square feet for lots created after September 1, 1985. There are no minimum requirements for lot width or depth for lots created after September 1, 1985 within the IM zone. After the completion of a lot combination, the project site would have a minimum lot size of 72,435 square feet, which would comply with the minimum lot size requirement of the IM zone. Building Coverage: There is no maximum building coverage requirement in the IM zone. Building Setbacks: Setbacks are the distance between the building and the property line or any private access easement or tract. A front yard setback of 15 feet is required from SW 16th St, a 10-foot landscaped freeway frontage setback would be required from I-405. There is no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal does not abut residentially zoned property. Setback dimensions were not included with the submitted pre-application materials, therefore staff was unable to verify compliance with this requirement. The Lot Combination would need to be recorded prior to TCO to ensure compliance with sideyard setbacks. Structures may be built up to the side property lines, but cannot cross over. Compliance with building setback requirements would be verified at the time of formal land use application review. Building Height: There is no maximum building height in the IM zone. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3- 020. The proposed parking garage would have 5-6 stories and a maximum height of 45-55 feet. The subject site is located within the Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace of the Renton Municipal Airport. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit that the height of any proposed structure(s) would not penetrate the FAR Part 77 surface area. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Refuse and Recycling Areas: There are no refuse and recycling requirements applicable to stand alone parking garages. 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. Any landscaping area shall be a minimum of five feet Longacres North Parking Garage Page 3 of 6 December 15, 2022 (5’) in width. An underground sprinkling system shall be required to be installed and maintained for all landscaped areas. A conceptual landscape plan would be required at the time of formal land use application. Street Trees and Planter Landscaping: 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 shall be planted within planting strips. Please see RMC 4- 4-070.L.2 for additional planter strip ground cover standards. Street Frontage Landscaping: The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Compliance with street frontage landscaping would be verified at the time of formal land use application review. Parking: The proposed parking garage would be a stand alone structure, providing off-site parking for nearby proposed office and manufacturing uses. There are no minimum parking requirements for stand alone parking garages. The proposed parking garage would provide approximately 1,000 spaces. It should be noted that the parking regulations specify standard stall dimensions. Structured parking stalls must be a minimum of 8 feet, 4 inches (8’4”) in width and fifteen feet (15’) in length, compact stall must be seven feet, six inches (7'6") in width and a minimum of twelve feet (12') in length; compact surface parking spaces shall not account for more than 50 percent of all onsite uses. 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 minimum required number of accessible spaces is two percent (2%) of the total spaces when total required parking is between 501 and 1,000 parking spaces. For lots over 1,000 spaces, the minimum number of accessible spaces is 20 plus 1 space for every 100 spaces, or fraction thereof, over 1,000. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) gross square feet in size. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Attached dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Bicycle parking is not required for stand alone parking garages. Fences/Walls: The location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall 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. A fence taller than seven feet (7') shall require a building permit (six feet (6’) per building code) or a written exemption from the Building Official. The maximum height of an industrial fence is eight feet (8') anywhere on the lot provided the fence does not stand in or in front of any required landscaping or pose a traffic vision hazard. A Longacres North Parking Garage Page 4 of 6 December 15, 2022 property owner wishing to vary the height restrictions or placement of a fence on a lot may make written application to the Planning Division for an administrative review from height restrictions. For more information about fences refer to RMC 4-4-040. Significant Tree Retention: When 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their Longacres North Parking Garage Page 5 of 6 December 15, 2022 associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Access: Access to the Longacres North Parking Garage would be via two existing curb cuts off SW 16th St. The location of all ingress and egress driveways shall be subject to approval through site plan review. Street improvements, including, curbs, gutter and sidewalk, are required along the frontage of the property. No changes are proposed to the existing street frontage or existing driveway cuts. Whenever a new construction in excess of $150,000 occurs, code requires installation of street frontage improvements (RMC 4-6-060). Critical Areas: According to City of Renton (COR) Maps, the Site contains high seismic hazard areas and special flood hazard areas (100-year flood) FEMA Zone – AE. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. If a project alters the base flood elevation (BFE) or boundaries of the special flood hazard area, then the project proponent shall provide the community with engineering documentation and analysis regarding the proposed change. If the change to the BFE or boundaries of the special flood hazard area would normally require a FEMA Letter of Map Change, then the project proponent shall initiate, and receive approval of, a FEMA Conditional Letter of Map Revision (CLOMR) prior to approval of the development permit. The project shall be constructed in a manner consistent with the approved CLOMR. If a CLOMR application is made, then the project proponent shall also supply the full CLOMR documentation package to the Floodplain Administrator to be attached to the floodplain development permit, including all required property owner notifications. In addition, the applicant must provide Flood Hazard information and a Biological Assessment with the required SEPA checklist. Future improvements would be required to comply with Flood Hazard Area standards related to flood proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and hydrodynamic loads. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Longacres North Parking Garage Page 6 of 6 December 15, 2022 Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review as the proposal would include the construction of a parking garage with more than 20 vehicle spaces. Therefore, an environmental checklist is a submittal requirement. An environmental determination would be made by the Renton Environmental Review Committee. Land Use Permit Requirements: The proposed project would require Hearing Examiner Site, a Lot Combination, and Environmental ‘SEPA’ Review. The 2023 land use application fees would be as follows: Hearing Examiner Site Plan Review ($4,270), and Environmental (SEPA) Review ($1,800). Any applicable code Modifications would be $290 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 Site Plan 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. 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. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2023 impact fees are as follows: • There is no Fire impact fee applicable to parking garages; • A transportation impact fee for net new PM peak hour person vehicular trips, per PM peak hour trip is assessed at $8,031.34 per new trip. A handout listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 to submit prescreen materials and subsequent land use application.