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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000065.pdf1 PRE-APPLICATION MEETING FOR PACCAR R&D Building Remodel and Addition PRE23-000065 CITY OF RENTON Department of Community & Economic Development Planning Division March 30, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: March 23rd, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Kenworth R & D Building 1. The fire flow requirement is 1,750 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the proposed building. One hydrant is required within 50-feet of all fire department connections for the sprinkler system. Existing hydrants appear to meet all minimum requirements. The proposed new outside canopy appears to be covering the existing city water main and this cannot be allowed. The existing 10-inch looped water main will be required to be relocated and replaced. 2. Fire impact fees are applicable at the rate of $0.26 per square foot of new office space. There is no fee for outside canopy additions. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler 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 existing and adequate and shall be maintained. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 30, 2023 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: PACCAR R&D Building Remodel and Addition 485 Houser Way N, Renton, WA PRE23-000065 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 parcels # 7223000010, 0823059197 & 0823059170. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed development is within the City of Renton’s water service area and in the Kennydale 308 Pressure Zone. 2. There are existing 10-inch Ductile Iron water mains surrounding the subject building that can deliver a maximum capacity of 3,500 gpm (Record Dwg: W-299703). The static water pressure is approximately 115 psi at ground elevation of 42 feet. 3. Below is a summary of the existing fire hydrants in the vicinity of the subject building. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements: a) One southeast of the building within the landscaping area of the east parking lot (HYD-N-00404). b) One southwest of the building within the pavement (Hydrant ID No. HYD-N-00403). c) One northeast of the building within the landscaping area (Hydrant ID No. HYD-N-00443). 4. There is an existing 2” domestic water service and meter serving the existing building with a reduced pressure backflow assembly (RPBA) for backflow prevention (Facility ID No. LAT-000451). 5. There is an existing 1-1/2” irrigation service and meter serving the site with a double check valve assembly (DCVA) for backflow prevention (Facility ID No. LAT-000450). 6. There is an existing 6” fire water service serving the existing building with a double check detector assembly (DDCVA) for backflow prevention (Facility ID No. LAT-004885). 7. Based on the review of project information submitted for the pre-application meeting, RRFA has determined that the preliminary fire flow demand for the proposed development is 1,750 gpm including the use of an automatic fire sprinkler system. The following developer’s installed water main improvements 4 will be required to provide domestic and fire protection service to the development including but not limited to: a) The proposed canopy to the northwest of the existing building will be covering the existing city water main, which is not acceptable. The existing 10-inch looped water main will be required to be relocated and replaced. b) Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. c) A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right of Way. d) New domestic water meters may be required for the building addition. If proposed, water meters 2” in size or less will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). e) Installation of on-site fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. f) Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 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 2021 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 structural 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 site falls within Zone 2 of the Aquifer Protection Area. 11. The development may be subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2023 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch meter is $24,250.00 and a 2-inch meter is $38,800.00. b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. c) Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. d) Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. e) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton. SEWER 1. Sewer service is provided by the City of Renton. 2. There are series of existing private 8’’ PVC sewer main on the project site (Record Dwg: S-201304 and Record Dwg: S-382904). There is also an existing concrete public sewer main within Houser Way N (Record Dwg: W-020302). 3. The existing building is served by a 6’’ PVC side sewer connecting to the private 8-inch PVC sewer mains (Record Dwg: S-299703), which is connected to the sewer main on Houser Way N. 4. There is an existing unpermitted wash rack to the southwest of the existing building. The applicant needs to contact King County to apply an Industrial Waste Discharge Permit through Peggy Rice (KC Complianc e Investigator) immediately. The contact information is at 206-477-5462 or Peggy.Rice@kingcounty.gov. 5. If proposed, all new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5 6. If proposed, any commercial kitchen will require a grease trap/grease interceptor. 7. All wastewater from the covered parking structure, if proposed, shall be routed through a City approved oil/water separator prior to discharge into the sewer main. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a) SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b) SDC fees are payable at construction permit issuance. c) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. SURFACE WATER 1. There is a private stormwater conveyance system (Record Dwg: R-299706), surrounding the subject building, consisting of pipes and catch basins that direct surface water to a stormwater detention vault (Facility ID No. 146792) next to the west of the subjected building. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the East Lake Washington drainage basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 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 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 5. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The site falls within the wellhead protection area Zone 2. Stormwater open conveyance systems within this zone, such as ditches and channels and water quality facilities, may require a liner per sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. The project site is within regulated slope and High Seismic Hazard Areas. 6. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 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. 7. If core requirement #9 is required, appropriate on-site BMPs 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 6 12. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 13. The development may be subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) N 8th St is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 70 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 95 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 54-foot paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, a 12-foot Share Use Path, 2-foot clear space at back of walk and storm drainage improvements. Dedication of approximately 14.5 feet will be required pending final survey. i. However, WSDOT has plans to install a HOV connection to I-405 on N 8th St. Current design, on the project side of the ROW centerline, includes a 37-foot paved road. Street improvements, from the back of roadway, would include a 0.5-foot curb, an 8-foot planting strip, a 12-foot Share Use Path, 2-foot clear space, storm drainage and street trees. Dedication of approximately 19.5 feet will be required pending final survey. b) Garden Ave N is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 95 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 54-foot paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, a 12-foot Share Use Path, 2-foot clear space at back of walk and storm drainage improvements. Dedication of approximately 19.5 feet will be required pending final survey. c) The proposed development fronts N 4th Street along the south property line(s). i. The west portion of approximately 600 feet of N 4th Street is classified as a Principal Arterial Road. Existing ROW width is approximately 60 feet. Per City code 4-6-060, a five (5) lane Principal Arterial Roadway requires a ROW width of 103 feet. The half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant will need to dedication approximately 21.5 feet of ROW. ii. The east portion of approximately 700 feet of N 4th Street is classified as a Commercial-Mixed Use & Industrial Access Street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Commercial-Mixed Use & Industrial Access streets with 3 lanes a minimum ROW width of 80 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 47-foot paved road (23.5 feet each side), a 0.5-foot curb, an 8-foot planting strip, a 6-foot sidewalk, 2-foot clear space at back of walk and storm drainage improvements. Dedication of approximately 10 feet will be required pending final survey. 2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7 5. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak hours, a traffic impact analysis will be required. 6. The development is subject to transportation impact fees. The calculated transportation impact fee is due at the time of building permit issuance. a) The proposed addition of general office space has a traffic impact fee of $16.39 per sqft based on the City’s 2023 fee schedule. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 30, 2023 TO: Pre-Application File No. 23-000065 FROM: Alex Morganroth, Senior Planner SUBJECT: Paccar Kenworth R&D Center 485 Houser Way N (APN 7223000010, 0823059197 and 0823059170) 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, Paccar Kenworth, is proposing to 6,000 sq. ft. second story addition, a 1,980 sq. ft. exterior canopy, and a 688 sq. ft. exterior balcony on an existing building at 485 Houser Way N. In addition, the applicant is proposing a 5,000 sq. ft. tenant improvement to upgrade existing office space. According to the applicant, the project would not result in impacts to existing parking, vegetation, or storage yard on the site. The existing one-story building is approximately 23,820 sq. ft. in size and is located across three parcels (APN 7223000010, 0823059197 and 0823059170) on the 96.5 acre campus. All three (3) parcels are located in the Industrial, Heavy (IH) zone and Employment Area Comprehensive Plan Land Use designation. Both the proposed exterior canopy and balcony would be located on the west facade of the existing building. The proposed second floor would consist of office space and supporting amenities. According to the applicant’s submittal, no new impervious surface would be added to the site as a result of the project as both the canopy and balcony would be located above existing pavement. A high seismic hazard area and sensitive slopes are mapped on the site according to COR Maps. In addition, the site is within the Wellhead Protection Area Zone 2 (aquifer) Current Use: The existing 23,820 sq. ft. building consist of office space and the supporting amenities. Zoning: The subject property is located within the Industrial, Heavy (IH) zoning district and Employment Area comprehensive plan designation. Based on the description provided by the applicant, the proposed use would be classified as Office, General, defined as – “A place at which the affairs of a business, profession, service, or industry are conducted and generally furnished with desks, tables, files and communication equipment. This definition includes associated accessory uses including but not limited to exercise rooms and cafeterias for use by employees and clients. This definition excludes conference centers, medical and dental offices, veterinary offices/clinics, city government offices, other government offices and facilities, social service organizations, and construction/contractor’s offices.” The use Office, General, is permitted in the IH zone. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IH standards” herein). These 9 standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.html Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth in the IH zone for lots created after September 1, 1985. The minimum lot size for lots created after September 1, 1985 is 35,000 sq. ft. No changes are proposed to the lot size, width or depth as part of the new use or future tenant improvement project. However, the proposed second story addition appears to be proposed across two or three parcels on the site based on the proposed configuration. Therefore, a lot combination or line adjustment may be required in order to ensure no portion of the second story is constructed over a property line. The lot combination or adjustment would be required to be recorded prior to final occupancy. Lot Coverage: There is no minimum requirement for lot coverage in the IH zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the IH zone are as follows: Minimum Front Yard 20 ft; When abutting a Principal Arterial street 15 ft; All other streets Minimum Side Yard Along a Street 20 ft; When abutting a Principal Arterial street 15 ft; All other streets Minimum Rear and Side Yards None, except 50 ft. if lot abuts a lot zoned residential. 20 ft. if lot abuts a lot zoned CN, CV, CA, CD, CO, COR, or lot with Public Facilities. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Setbacks for the lots will be verified at the time of formal land use application and would be taken from the new property lines created after the required lot combination. Gross Floor Area: There are no minimum requirements for gross floor area within the IH zone. Building Height: There maximum height is 50 feet. For heights greater than 50 feet, an approved Conditional Use Permit is required. In addition, building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The application must include elevations and details for the proposed methods of screening if utility and mechanical equipment are added as part of the tenant improvements. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: In office, educational and institutional 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.The applicant shall demonstrate compliance with the refuse and recycling area requirements at the time of formal land use application. Landscaping: Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation are subject to compliance with the landscaping requirements in RMC 4-4-070. Tree Preservation: No trees would be removed as part of the proposed project as no trees are located near the expansion. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on 10 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. For more information about fences and retaining walls refer to RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking requirements for uses classified as “Office” uses are to provide a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 spaces per 1,000 square feet of net floor area. While no parking is proposed for removal, the construction of additional office space may require additional parking. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the Paccar campus) with calculations based on the requirements noted above, as well as the requirements for other uses on the site. The analysis would include dimensions of stalls and drive aisles. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of off-street vehicle parking stalls. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. An analysis demonstrating compliance with the bicycle parking standards shall be submitted at the time of formal land use application. Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Access to the site is provided via multiple existing driveways off of Houser Way N, Garden Ave N, and N 8th St. No changes to access are proposed. Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See 4-4-075 for additional standards Critical Areas: According to COR Maps, the site is located within a High Seismic Hazard Area. A geotechnical report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. The report shall assess soil conditions and detail construction measures to assure building stability in the site’s potential liquefaction zone. The site is located within the Wellhead Protection Area Zone 2. A fill source statement will be required for any offsite soils brought to the site. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Site Plan Review: The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: 11 ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Permit Requirements: The proposal would be required to obtain Administrative Site Plan Review and Environmental (SEPA) Review. The application would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2023 Environmental Review fee is $1,800.00. The 2023 Administrative Site Plan Review Fee is $3,030.00. Any modification requests to code standards are $290.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s permitting webpage and 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 may 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 Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of the building. These fees would be calculated at the time of building permit application and payable prior to building permit issuance. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: Environmental (SEPA) Review determinations do not expire. Site Plan Review approval is valid for two years with a possible two-year extension. It is the responsibility of the applicant to monitor the expiration date(s).