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HomeMy WebLinkAboutPre_StaffComments_230831_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 900 Grady Way 900 S Grady Way (APN 1723059021) PRE23-000259 August 31, 2023 Contact Information: Planner: Andrew Van Gordon, 425-430-7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 29, 2023 TO: Michael Sippo, Development Engineering FROM: Andrew Van Gordon, Planning SUBJECT: Commercial Renovation - 900 S Grady Way (Parcel number 172305- 9021) PRE23-000259 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) 1723059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196-pressure zone. 2. The project proposal did not designate a tenant or use. Additional requirements may need to be met in the future depending on the tenant, use and project valuation. 3. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). The project is not currently designating a use or tenant. Future tenants may be subject to a change in use that may trigger backflow and fire-related requirements. SEWER 1. Sewer service is provided by City of Renton. 2. The project proposal did not designate a tenant or use. Additional requirements may need to be met in the future depending on the tenant, use and project valuation. For the renovation improvements the 3. There is side sewer at the north of the building that connects into an easement on the 536 Williams Ave S property. The project is not currently designating a use or tenant. Future tenants may be subject to a change in use that may trigger oil/water separation, grease interception and/or upgrades to the existing side sewer service. SURFACE WATER PRE23-000259 Page 2 of 2 1. Refer to Figure 1.1.2.A – Flow Chart in the 2023 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2023 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Flow Control Standard (Existing Peak Conditions. The site is located in the Black River drainage basin. Drainage report and drainage plans based on 2023 City of Renton Surface Water Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application. The final drainage plan and drainage report should be submitted with the utility construction permit application. 2. On-site BMPs satisfying Core Requirement #9 may be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2023 RSWDM. 3. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2023 RSWDM. New storm drains should be sized to accommodate future runoff of all upstream tributary area. 4. A geotechnical report for the site may required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. 5. The development is subject to stormwater system development charge (SDC) fee. The 2023 stormwater SDC fee is $0.920 per square foot of new impervious surface, but no less than $2,300.00. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time of issuance of the construction permit will be applicable. TRANSPORTATION 1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 2. The project proposal did not designate a tenant or use. Additional requirements may need to be met in the future depending on the tenant, use and project valuation (see below). 3. Change of use requires updating the existing building to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal and for the parking lot. An accessible route of travel from the sidewalk in the right-of-way to the building entrance will also be required. 4. If the exterior improvements exceed $175,000 in construction valuation, frontage improvements will be required. 5. Transportation Impact fees may be applicable depending on the proposed use versus the existing use. Please see our website for latest fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 31, 2023 TO: Pre-Application File No. 23-000259 FROM: Andrew Van Gordon, Associate Planner SUBJECT: 900 Grady Way – 900 S Grady Way (Parcel number 1723059021) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located at 900 S Grady Way (Parcel number 1723059021). The lot has public street frontage on S Grady Way and Williams Ave S; it is located within the CD zone in Urban Design District A and the City Center Sign Regulation area. The site area is approximately 38,180 square feet (0.87 acre). The proposal is to renovate the existing building by adding additional external glazing, external building entrances and repainting. No proposed use is associated with the renovation. Access is not proposed to be modified; it would be retained from S Grady Way and Williams Ave S. Current Use: The property is currently improved with a vacant 7,290 gross square foot (6,000 sq. ft. footprint) commercial building and associated 12 stall paved parking area. Zoning Requirements: The subject property is located within the Center Downtown (CD) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. No specific tenant or use was provided by the applicant. Additional information would be needed to determine whether a specific proposed use or tenant would be permitted, permitted with conditions, and if there are any additional land use permit requirements. Please refer to RMC 4-2-060, Zoning Use Table - Uses Allowed in Zoning Designations to determine allowed uses in the CD zone and whether the proposed use is permitted, permitted with conditions, or requires a conditional use permit. 900 S Grady Way Page 2 of 8 August 31, 2023 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 “CD standards” herein). Building Standards – The CD zone does not have a maximum lot coverage for buildings. The maximum building height is 20 feet (20’) taller than the maximum height allowed in the abutting residential zone. Heights may exceed the zone’s maximum height with a conditional use permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones. The proposal shall meet all applicable requirements in RMC 4-3-020: Airport Related Height and Use Restrictions. The proposal is within Airport Safety Zone 3 “Inner Turning Zone.” No expansion of the existing building is proposed. Conformance with building standards would be determined at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CD zone are: Front yard and secondary front yard: no minimum, Maximum front yard and secondary front yard: 15-ft for buildings or for portions thereof, 25 ft. or less in height and none for that portion of a building over 25 ft in height; Rear and side yard: none, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot (6’) high barrier along the common boundary with an additional five-foot (5’) setback from the barrier. Expansion of the existing building is not proposed. The existing building is set back approximately 46 feet from S Grady Way, which exceeds the maximum front yard setback standards. The lot also abuts a residentially zoned lot (536 Williams Ave S) in the R-14 to the north. The existing building complies with the side/rear yard residential setback standards however based on city mapping aerial views it does not comply with the landscaping buffer abutting residential zone standard. Conformance with setback standards would be determined at the time of building permit review. Limits on Alterations of Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty - eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement. Nonconforming Site Development Standards – Limits on Alterations: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period 900 S Grady Way Page 3 of 8 August 31, 2023 that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the nonconforming site development requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Within any three (3) year period, upon expansion of any structure or complex of structures within a single site, which is over 50 percent (50%) of the existing floor area or building footprint, whichever is less, the site shall be brought into compliance with this Title. If the expansion is 50 percent (50%) or less, the site shall be brought into proportional compliance with existing development standards as provided in the proportional compliance subsection (RMC 4-10-020E). Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Landscaping: Within the CD zone, development is subject to RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F6, Parking Lots and RMC 4-4-070P, Maintenance. New buildings and remodels of a structure that requires improvements equal to or greater than 50 percent (50%) of the assessed property valuation trigger landscaping requirements. A conceptual landscape plan prepared by a landscape architect registered in the State of Washington, a certified nurseryman or other similarly qualified professional would be reviewed at the time of building permit review. Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site. 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, the project 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. 900 S Grady Way Page 4 of 8 August 31, 2023 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 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. 900 S Grady Way Page 5 of 8 August 31, 2023 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 credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of building permit review. 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. For outdoor loading areas, screening is not required except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or acoustical screening. These provisions may be modified through the site plan development review process, or the modification process for site plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. 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. Conformance with these requirements would be determined at the time of building permit review. Refuse and Recycling: In nonresidential developments, a minimum of three (3) square feet per every 1, 000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. In retail developments a minimum of five (5) square feet per every 1,000 square feet of building gross floor area shall be provided recyclables deposit areas and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval through the site development plan review process, or through the modification process if exempt from site development plan review. 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. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. A minimum of 100 square feet shall be provided for recycling and refuse. The location shall be at least 50 feet (50’) from 536 Williams Ave as it is zoned R-14 unless approval through a site plan review or a modification occurs. See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Conformance with these requirements would be determined at the time of building permit review. Access/Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if construction of new buildings or structures occurs, if construction replaces an existing building/structure and/or construction of an addition to a building/structure occurs. For uses within the CD zone that do not require off-street vehicle parking, the number of bicycle parking spaces shall be equivalent to 10 percent (10%) of off-street vehicle parking spaces required for the same use located outside of the CD zone. 900 S Grady Way Page 6 of 8 August 31, 2023 All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Expansion of the existing building is not proposed. See RMC 4-4-080, Parking, Loading and Driveway Regulations for full requirements. Conformance with these requirements would be determined at time of building permit review. Urban Design: The project would be subject to RMC 4-3-100, Urban Design Regulations effect at the time of complete application as construction of a new structure and alteration of nonconforming structures is an applicable development activity. The proposal is within District A. The applicant shall submit with the building permit a written narrative to identify how the project meets each applicable urban design regulation. Please refer to the standards in their entirety at RMC 4-3-100, Urban Design Regulations. The following bullets are the applicable design requirements. Comments are general and do not cover in detail every specific regulation within the applicable requirements. • RMC 4-3-100E1: Site Design and Building Location o Building Location and Orientation Front entries shall be oriented towards the street or a landscaped pedestrian-only courtyard. o Building Entries A primary entrance is not visibly prominent as architectural features separating it from the rest of the façade are not present. It needs to be connected by a walkway to the public sidewalk and include human scale elements. o Service Element Location and Design Services elements, which include refuse and recycling areas, need to meet the requirements of this subsection. • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation A pedestrian circulation system of pathways that are clearly delineated and connect buildings with the sidewalk systems is not present. Pathways within parking areas need to be differentiated by material and texture from abutting paving materials. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. • RMC 4-3-100E5: Building Architectural Design o Ground Level Details Within District A at least 75% of the façade visible to the public shall be comprised of transparent doors and/or windows between four feet and eight feet (4’ – 8’) about ground. This applies to the facades facing S Grady Way and Williams Ave S. Tinted, dark, and highly reflective (mirror -type) glass and film are prohibited. 900 S Grady Way Page 7 of 8 August 31, 2023 Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. A wall (including building facades and retaining walls) is considered a blank wall if: ▪ It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or ▪ Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. o Building Materials Material and color variation is needed. Compliance with the requirements would be verified at the time of building permit review. 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 and grading plan with top of wall and bottom of wall elevations. 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. The maximum height of any fence or retaining wall is eight feet (8’) subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040E. 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. If a new or replaced fence is proposed within fifteen feet (15') of a public street on a site that is nonconforming with regard to street frontage landscaping requirements per RMC 4-4-070F1, the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. For more information about fences and retaining walls refer to RMC 4-4-040. The site does appear to have a six-foot (6’) tall chain link fence around the gravel area of the site. Chain link fencing is not permitted within the CD zone. Additionally, fencing cannot exceed 48 inches (48”) within 15 feet (15’) of the front yard (S Grady Way) or secondary front yard (Williams Ave S). The existing fence appears to exceed this height. Conformance with these requirements would be determined at the time of building permit review. Critical Areas: According to COR Maps, Downtown Wellhead Protection Area Zone 2 and Seismic Hazard Area: High are mapped on the property. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report and/ or hydrogeologic study may be required based on the final proposed scope of work. Environmental Review: The proposal would be exempt from environmental review pursuant to the State Environmental Policy Act (SEPA). The project would be a remodel/minor alteration of an existing structure involving no material expansions or changes in use (WAC 197-11-800(3)). 900 S Grady Way Page 8 of 8 August 31, 2023 If a tenant is identified, and the use is permitted within the CD zone, environmental review would be required as it would be a change of use within a space greater than 4,000 square feet. Permit Requirements: The proposal would require building permits: building permit fees are based on the value of the project. Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. 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. As a specific use is not proposed, additional land use permits may be required in the future for a proposed tenant. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Fees: In addition to the applicable fees, impact fees would be required. The fee in effect at the time of permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Expiration: It is the responsibility of the owner to monitor the expiration date. Next Steps: When the building permit materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact the building department at permittech@rentonwa.gov for an appointment.