HomeMy WebLinkAboutPRE - Revised Meeting Summary_v2PREAPPLICATION MEETING FOR
Swanson Gardener Meyers Parking Lot Expansion
4512 Talbot Rd S
PRE 22-000204
CITY OF RENTON
Department of Community & Economic Development
Planning Division
Revised as of August 3, 2022
Contact Information:
Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@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).
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 6, 2022
TO: Brittany Gillia, Planning
FROM: Jonathan Chavez, Development Engineering
SUBJECT: Swanson Garden Meyers Parking Lot Expansion
4512 Talbot Road South
PRE22-000204
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)
3123059069. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
SURFACE WATER
1. There is an existing drainage covenant recorded on this parcel. Applicant must retain or
propose equal mitigation for stormwater, based on the recorded covenant. In addition,
Applicant must mitigate new impervious areas to the maximum extent feasible.
2. A drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required. Based on the City’s flow control map, the site falls within the
City’s Flow Control Duration Standard (Forested Conditions). The site falls within the
Panther Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type
of drainage review required in the RSWM.
a. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which
is based on the 2021 King County SWDM. Under the new 2022 RSWDM
stormwater requirements, on-site BMP sizing credits for modeling credits can
no longer be used for privately maintained on-site BMPs, with the exception of
full dispersion and full infiltration BMPs.
3. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 2022 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.
4. 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
Swanson Garden Meyers Addition – PRE22-000204
July 6, 2022
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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.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
On-site BMPs shall be evaluated as described in Section C.1.3 of the 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.
6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rates), with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. The current Surface Water Standard Plans shall be used in all drainage plan submittals.
The current City of Renton Standard Details is available online on the City of Renton
website.
9. The 2022 Surface water system development fee is $0.84 per square foot of new
impervious surface, but no less than $2,100.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. Frontage improvements were installed as part of a civil permit, C19005266.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000204
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: Revised as of August 3, 2022
TO: Pre-Application File No. 22-000204_v2
FROM: Brittany Gillia, Associate Planner
SUBJECT: Revised Notes for Swanson Gardener Meyers Parking Expansion –
4512 Talbot Rd S
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 applicant is proposing to reconfigure and expand the existing parking lot
associated with the Swanson Gardener Meyer office building located at 4512 Talbot Rd S (APN
3123059069). The parking lot would go from from 13 parking spaces to 17 parking spaces and
include additional parking lot landscaping. The subject parcel is a 27,212 square foot (0.62 acre)
lot located in the Commercial Office (CO) zone and Urban Design District ‘D’. Access to the site is
proposed to remain off of Talbot Rd S. The applicant is proposing to remove two (2) trees and to
plant 19 new trees. According to the City’s online mapping system, COR Maps, the site is mapped
with steep slopes.
Current Use: The subject property is currently developed with a commercial office building.
Zoning, Land Use Designation, and Overlays: The subject property is located within the
Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use
designation. The site is also within the Urban Design District ‘D’ overlay. Office uses are outright
permitted in the CO zone.
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CO standards” herein).
Density – Not applicable. No dwelling units are proposed.
Lot Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75 percent if
parking is provided within a building or within an on-site parking garage. Surface parking is
proposed; therefore, the maximum building coverage required is 65 percent. With a proposed
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2,124 square foot addition, the proposed building coverage would be 5,004 square feet (18%).
The project proposal appears to comply with the lot coverage requirements of the zone.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. In the CO zone, the minimum required front yard
for buildings less than 25 feet in height is 15-feet and there are no maximum front yard setbacks
that apply to the proposed use. There are no side yard or rear yard setback requirements when
the lot does not abut residential zoned lots. The proposal appears to comply with the setback
requirements of the CO zone.
Building Height – The maximum building height allowed in the CO zone is 250 feet when the
property does not abut a residential zone. There are no changes proposed to the existing
structure.
Screening – All operating equipment located on the roof of any building shall be enclosed so as
to be screened from public view. Shielding shall consist of roof wells, clerestories, parapets, walls,
solid fencing or other similar solid non-reflective barriers or enclosures. All on-site surface
mounted utility equipment shall also be screened from public view. Screening shall consist of
equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as
high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to
equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors
compatible with building materials. Compliance with this standard would be verified at the time
of formal building permit application.
Refuse and Recycling Areas – In office developments, a minimum of two (2) square feet per every
one thousand (1,000) square feet of building gross floor area shall be provided for recyclables
deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum area of one
hundred (100) square feet shall be provided for recycling and refuse deposit areas. Garbage
dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A
six foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area.
Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or
any building primarily used to contain a refuse or recyclables deposit area shall be consistent with
the design of the primary structure(s) on the site as determined by the Administrator. Compliance
with this standard would be verified at the time of formal building permit application.
Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with native,
drought-resistant vegetative cover. The following types of landscaping would be required with
your proposal:
• Street frontage landscaping: 10-feet of on-site landscaping is required along all public
street frontages, with the exception of areas for required walkways and driveways and
those zones with building setbacks less than ten feet (10').
• Planter strip parking: Street trees and groundcover shall be planted between the curb and
sidewalk along the property’s frontage. Trees shall be from the City’s approved street tree
list.
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• Surface parking lot landscaping: A 10-foot perimeter lot landscaping screen that provides
trees planted at a rate of one per 30 lineal feet, shrubs at a minimum rate of one per 20
square feet, and groundcover.
• Interior parking lot landscaping: Surface parking containing 15-50 spaces requires 15
square feet of interior parking lot landscaping per space. Any interior parking lot
landscaping area shall be sized to dimensions of at least 8-feet by 12-feet. Landscaping
shall be dispersed throughout the parking area and shall include a mixture of trees,
shrubs, and groundcover per the planting standards set forth in RMC 4-4-070H.5
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape
requirements. A conceptual landscape plan shall be submitted at the time of land use
application.
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
10% of significant trees and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When
the required number of protected trees cannot be retained, replacement trees, with at least a
two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve
(12) caliper inches of new trees to replace each protected tree removed. The applicant is
proposing to remove a tree that has been identified as a protected tree in a previous site plan
review land use application (LUA19-000169). Additional information would be needed to
determine if the request will be granted, including but not limited to, an updated arborist report
or memo evaluating the current health and status of the retained tree. City of Renton tree
retention regulations will be updated later this year. The project application will be required to
comply with the regulations in effect at the time of formal land use application. This meeting
does not vest the proposal to code that was in effect at the time the meeting notes were
prepared.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than 20%; significant trees adjacent to critical areas and their
associated buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
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 and arborist report
assessing on site trees and street trees would be required at the time of land use application.
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Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this
project, the location must be designated on the landscape plan. A retaining wall that is four feet
(4') or taller, as measured by the vertical distance from the bottom of the footing to the finish
grade at the top of the wall (i.e., not measured by exposed retaining wall height), shall require a
building permit. Retaining walls in commercial zones are limited to 8-feet in height. Fences,
hedges, or retaining walls shall not exceed forty eight inches (48") in height within fifteen feet
(15') of the front yard property line. In no case shall a fence, hedge, or retaining wall exceed forty
two inches (42") in height in any part of the clear vision area as defined by RMC 4-11-030,
Definitions C. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or
other masonry product that complements the proposed building and site development. A fence
and/or wall detail shall also be included on the plan. Please refer to RMC 4-4-040 for fence and
retaining wall requirements.
Parking: According to the City’s parking, loading, and driveway regulations (RMC 4-4-080), office
uses are required to provide a minimum of 2 parking spaces 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
property details found in King County Assessors Records, the 6,082 sq ft of office use would
require a minimum of 12 spaces and a maximum of 27 spaces.
The applicant will be required to provide detailed parking information (i.e. stall and drive aisle
dimensions) and calculations of the subject site at the time of formal permit 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.
Accessible parking shall be provided per the requirements of the Washington State Barrier Free
Standards as adopted by the City of Renton. 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 applicant would be required to provide one (1) accessible stall.
Effective July 1, 2023, electric vehicle charging infrastructure shall be required for the construction
of new parking lots per the requirements of Washington Administrative Code (WAC 51-50-0429).
A minimum of 40-ampere dedicated 208/240-volt branch circuit shall be installed for each EV
Ready parking space and each EV Charging Station. Refer to WAC 51-50-0429 for more details.
The proposal would be required to provide bicycle parking meeting the standards set forth in RMC
4-4-080F.11.b based on 10% of the required number of parking stalls. The submitted materials
did not provide enough information to provide a detailed analysis. Bicycle parking must be
shown on the building permit application submittal materials.
Access/Driveways: Access to the site is proposed to remain via an existing driveway off of Talbot
Rd S. 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 RMC4-4-080.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required.
The building permit application shall provide a written narrative to identify how the project
meets each applicable urban design regulation. Please refer the standards in their entirety at
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RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined
in the regulations.
1. Service elements shall be located and designed to minimize the impacts on the pedestrian
environment and adjacent and/or abutting uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
2. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
3. 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.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the design
of the development. Amenities such as outdoor group seating, benches, transit
shelters, fountains, and public art shall be provided. Site furniture shall be provided
and shall be made of durable, vandal- and weather-resistant materials that do not
retain rainwater and can be reasonably maintained over an extended period of time.
4. 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
(illustration below). Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty feet
(150') apart.
5. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the facade’s ground floor.
6. Building 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.
7. Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided. 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. Accent lighting shall also
be provided on building facades (such as sconces) and/or to illuminate other key elements of
the site such as gateways, specimen trees, other significant landscaping, water features,
and/or artwork.
Critical Areas: The City’s COR mapping system indicates potential slopes of up to 25-percent on
and adjacent to the subject site. A geotechnical report may be required at the time of permit
application. It is the applicant’s responsibility to ascertain whether any critical areas or
environmental concerns are present on the subject property prior to site development or
building construction.
Environmental Review: Based on the proposal submitted by the applicant, the proposed parking
lot expansion would be exempt from Environmental (SEPA) review.
Permit Requirements: As submitted, the proposal would require a Major Modification to an
approved Site Plan which requires a new application and repayment of the fees required. The
2022 fee for a Major Modification to an approved site plan is $2,700.00. Any modification
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requests to code standards are $260.00 per modification. A 5% technology fee would also be
assessed at the time of land use application. All fees are subject to change.
Detailed information regarding the building permit application submittal can be found on the
City’s new website by clicking “Land Use Applications” on the Community & Economic
Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for
all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://www.rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9672962 under Design &
Construction Standards.
A handout listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
Modifications to an approved site plan:
Major Modifications: Major modifications to an approved master plan or site plan require a new
application which is subject to the submittal and review procedures of RMC 4-9-200F.
Minor Modifications: Minor modifications may be permitted by administrative determination. To
be considered a minor modification, the amendment must not:
1. Involve more than a ten percent (10%) increase or decrease in any measurable aspect of
the approved plan such as, but not limited to, area, scale, building height, density,
commercial area, amenities, public or private open space, landscaping, parking spaces,
building materials (e.g., glazing), etc.;
2. Have a substantially greater impact on the environment and/or public facilities than the
approved plan;
3. Change the boundaries of the originally approved plan; and
4. Substantially alter a key feature of the approved plan.
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
Brittany Gillia, Associate Planner, at 425-430-7246 or bgillia@rentonwa.gov to initiate your
permit submittal.
Expiration: 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.
The Administrator may determine at his or her discretion that a public hearing before the Hearing
Examiner is required for such extension. (RMC 4-9-200J.1). It is the applicant’s responsibility to
monitor the expiration dates.