HomeMy WebLinkAboutPRE_Preapplication_Meeting_Summary_180330_v1PRE-APPLICATION MEETING COMMENTS FOR
HANSEN OUTDOOR VEHICLE STORAGE
PRE17-000303
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 25, 2017
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Ann Fowler, 425-430-7382
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
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:May 25, 2017
TO:Clark Close, Planner
FROM:Ann Fowler, Civil Engineer II, Plan Review
SUBJECT:Utility And Transportation Comments for Hansen Vehicle Storage
800 SW 16th St & 15XX Raymond Ave SW
PRE17-000303
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) 3340406430
& 3340405150. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. No water services are proposed for the redevelopment project.
SEWER
1. No wastewater services are proposed for the redevelopment project.
SURFACE WATER
1. There are no on-site drainage improvements. On-site drainage currently infiltrates or sheet flows
southwest. There is an existing shallow ditch that occupies the southern property frontage along
SW 16th Street. Drainage in this ditch appears to flow west where it is intercepted by a public
storm drain at a type 2 catch basin (COR Facility ID #114943) at the corner of SW 16th Street and
Raymond Avenue SW. Drainage from the western site frontage drains to a type 1 catch basin (COR
Facility ID #114942) located along the eastern edge of Raymond Avenue SW. Once in the public
storm drain, stormwater flows west along the northern frontage of SW 16th Street in a 24” piped
storm drain.
2.A drainage report complying with the current Renton Surface Water Manual (RSWM) will be
required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Hansen Vehicle Storage– PRE17-000303
May 25, 2017
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Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. Refer
to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM.
3. Drainage improvements along the SW 16
th Street and Raymond Avenue SW frontages will be
required to conform to the City’s street standards if street frontage improvements are required.
4. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff
created by this development. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
5. A Construction Stormwater Permit from Department of Ecology is required if clearing and
grading of the site exceeds one acre.
6. A geotechnical report for the site is required. Information on the water table and soil permeability,
with recommendations of appropriate flow control BMP options with typical designs for the site
from the geotechnical engineer, shall be submitted with the application.
7. Surface water system development fee is $0.641 per square foot of new impervious surface. This
is payable prior to issuance of the construction permit.
TRANSPORTATION
1. If proposed new construction on the site has a valuation of less than $150,000, street frontage
improvements and right of way dedication are not required. If proposed new construction on the
site has a valuation of $150,000 or more, then the installation of street frontage improvements
and right of way dedication found in comments #2-4 may be required to conform to the City’s
complete street standards found in RMC 4-6-060.
2. The proposed development fronts Raymond Ave SW along the east and west property line(s).
Raymond Ave SW is classified as a Mixed Use & Industrial Access Road. Existing right-of-way
(ROW) width is approximately 60 feet. To meet the City’s complete street standards for Mixed
Use & Industrial Access streets, minimum ROW is 69 feet. Dedication of 4.5 feet of ROW fronting
the site will be required. Per City code 4-6-060, half street improvements shall include a pavement
width of 36 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, street trees and storm drainage improvements.
3. The proposed development fronts SW 16
th Street along the south property line(s). SW 16th Street
is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60
feet. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is
83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060,
half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a
0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage
improvements.
4. Street lighting is required from a development that includes an industrial building more than
10,000 square feet.
5. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed thirty feet (30').
6. Payment of the transportation impact fee is applicable on the construction of the redevelopment
project at the time of application for the building permit, if applicable. The transportation impact
Hansen Vehicle Storage– PRE17-000303
May 25, 2017
Page 3 of 3
fee that is current at the time of building permit application will be levied, payable at building
permit application.
GENERAL COMMENTS
1. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, one (1) complete electronic submittal (drawings and drainage report), the
permit application, an itemized cost of construction estimate, and application fee at the counter
on the sixth floor.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans.
4. A final survey that is stamped and signed by the professional land surveyor of record will need to
be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for
mapping and records of existing utilities in the project vicinity.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
7. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 25, 2017
TO:Pre-Application File No. 17-000303
FROM:Clark H. Close, Senior Planner
SUBJECT:Hansen Outdoor Vehicle Storage
800 SW 16th St & 15XX Raymond Ave SW
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, Development Services 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 for purchase
for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: Applicant is proposes an outdoor vehicle storage use at 800 SW 16th St (APN
3340406430) & 15XX Raymond Ave SW (APN 3340405150). The intent would be to use the two
(2) sites for vehicle storage for Toyota of Renton. 800 SW 16th St is a 3.25-acre parcel owned by
Shuttle Express. The second parcel, at the NE corner of Raymond and SW 16th St, is a 0.44-acre
vacant unaddressed site.
Current Use: The smaller property is vacant and the larger property contains a 25,300 sf office
building and warehouse and an 880 sf car wash.
Zoning Designation and Permitted Land Use: The subject properties are zoned Medium Industrial
(IM). Vehicle storage is not a permitted use in the industrial zones. Currently, vehicle storage is
only permitted through an administrative conditional use permit in the Commercial Arterial (CA)
zone (in the Employment Area (EA) land use designation). A code interpretation to allow outdoor
vehicle storage uses as a principal use would be required. An affirmative code interpretation
process must be completed prior to submitting applications for this proposal. Exterior sales of
autos, boats and motorcycles are not considered outdoor storage.
Development Standards: The project is subject to RMC 4-2-130A, “Development Standards for
Industrial Zoning Designations” effective at the time of complete application.
Minimum Lot Size – The minimum lot size in the IM zone is 35,000 square feet for lots created
after September 1, 1985.
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Minimum Lot Width and Depth – There are no minimum requirements for lot width or depth
within the IM zone.
Lot Coverage – There are no maximum lot coverages for buildings in the IM zone.
Setbacks – Setback requirements in the IM zone are as follows: 15 feet minimum for the front
yard; 15 feet for side yard along a street; and no rear or side yard setbacks. Outside storage is not
permitted in any required setback area. No structure greater than 42 inches in height can intrude
into the clear vision area, which is a 20-foot sight triangle area at the corner of an intersection.
Height – Outdoor storage height is limited to 15-feet per RMC 4-4-095F.3.a.
Screening – Outside vehicle storage lots shall be effectively screened by a combination of
landscaping and fencing along the perimeter. A minimum of ten feet (10') landscaped strip is
required between the property lines along public rights-of-way and the fence. The landscaping
shall be of size and variety so as to provide an eighty percent (80%) opaque screen. A berm within
the landscaping screen may also be needed to comply with the opaque screen intent. The entire
perimeter must be fenced by a minimum of an eight foot (8') high sight-obscuring fence per RMC
4-4-120. Gates may be left unscreened for security purposes. Be advised that fences over six feet
(7’) high require a building permit. Landscaping may also be required along abutting properties to
achieve adequate visual and acoustical screening per RMC 4-4-095F.3.
Surfacing – General storage areas may be surfaced with crushed rock or similar material subject
to the approval of the Development Services Division to minimize dust, control surface drainage
and provide suitable access.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the general requirements
of RMC 4-4-090C, “Refuse and Recyclables Standards.” The applicant would be required to submit
a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 or a plan
identifying trash management at the time of Site Plan Application.
Landscaping – Pervious areas, with the exception of critical areas, shall have landscape treatment.
Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant
containers, etc. The landscape architect should refer to RMC 4-4-070 for requirements related to
irrigation, soil requirements, plant materials, installation, and maintenance. Storage lots and
vehicle sales parking is exempt from non-perimeter portions of the lot.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along
with an arborist report, tree retention plan and tree retention worksheet shall be provided with
the formal land use application as defined in RMC 4-8-120. The tree retention plan must show
preservation of at least 10% of significant trees, 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
Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that an insufficient number of trees can be
retained.
Significant trees shall be retained in the following priority order:
Hansen Outdoor Vehicle Storage – PRE17-000303
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K:\Preapps\2017\PRE17000303_Hansen Vehicle Storage\02.Review Comments
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 would be
reviewed at the time of Building Permit application.
Parking – Outdoor storage areas are required to provide 0.5 spaces per 1,000 square feet of area
used for outdoor storage. The site plan shall indicate the total square footage of the storage area
with corresponding parking space requirement. A twenty five percent (25%) reduction or increase
from the minimum or maximum number of parking spaces may be granted for nonresidential uses
through site plan review if the applicant can justify the modification to the satisfaction of the
Administrator. Justification might include, but is not limited to, quantitative information such as
sales receipts, documentation of customer frequency, and parking standards of nearby cities.
The applicant will be required at the time of formal land use application to provide detailed
parking information such as stall and drive aisle dimensions.
It should be noted that the parking regulations specify standard stall and aisle dimensions. Ninety
degree parking areas require stalls that are 9-feet wide and 20-feet long with a two-way drive
aisle that is 24-feet wide.
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 appropriate amount of ADA accessible
stalls based on the total number of spaces must be provided.
Bicycle parking spaces must be provided in the amount of 10 percent of the number of required
off-street spaces.
Access: Driveways shall be no closer than 5-feet to any property line. The total number of
driveways and their maximum widths are limited by the driveway standards, in RMC 4-4-080I.
Critical Areas: According to COR Maps, the Shuttle Express lot contains a 100-year special flood
hazard area on the northern portion of the parcel. In addition, high seismic hazards exist in the
area.
Environmental Review: Environmental (SEPA) Review is required for non-residential projects with
20 or more vehicle parking stalls. Therefore an environmental checklist is a submittal requirement
for the proposed parking lot/outdoor vehicle storage. An environmental determination will be
made by the Renton Environmental Review Committee.
Permit Requirements – Site Plan Review (Administrative).
The proposal will require Administrative Site Plan Approval. The purpose of the site plan review
process is to analyze the detailed arrangement of project elements to mitigate negative impacts
where necessary to ensure project compatibility with the physical characteristics of a site and
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May 25, 2017
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with the surrounding area. Site plan review ensures quality development consistent with City
goals and policies. Site plan review analyzes elements including, but not limited to, site layout,
pedestrian and vehicular environment, landscaping, natural features of the site, screening and
buffering, parking, and illumination to ensure compatibility with potential future development.
There may be other approvals (modifications, variances, etc.) required depending on the scope
of the proposal. All applications can be reviewed concurrently in an estimated time frame of 6-8
weeks once a complete application is accepted. The land use application fee will be $4,120.00.
($2,500 Administrative Site Plan Review + $1,500 SEPA Checklist + $120.00 3% Technology Fee =
$4,120.00). Please be advised that the technology fee will be increased later this year. Detailed
information regarding the land use application submittal is provided on the City’s website. Search
“Land Use Forms” in the search bar for handouts and checklists. The City now requires all plans
to be submitted electronically per the Electronic Review Standards, which can also be reviewed
on the City’s website.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the accompanied 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: In addition to the applicable building and construction fees, the following
impact fees would be required prior to the issuance of building permits:
A Transportation Mitigation Fee would be assessed per square foot based on the type of
use defined in the ITE Manual as determined by staff.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please contact Clark Close, Senior
Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration: Upon site plan approval, the site plan approval is valid for two (2) years with a possible
two-year extension.
2,400
200
City of Renton (COR) Maps
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
Hansen Outdoor Vehicle Storage – PRE17-000303
5/25/2017
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136068
THIS MAP IS NOT TO BE USED FOR NAVIGATION
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