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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000255.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 1 PRE-APPLICATION MEETING FOR Walker’s Renton Subaru – Service Department Expansion PRE24-000255 CITY OF RENTON Department of Community & Economic Development Planning Division September 19th, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 2 Renton Regional Fire Authority M E M O R A N D U M DATE: September 3, 2024 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Walker Subaru Service buildings 1. The preliminary fire flow for the proposed new building is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for the fire sprinkler system. Existing hydrants may be counted toward the requirements if they meet current code including 5-inch storz fittings. 2. Fire impact fees are applicable at the rate of $0.66 per square foot of new building areas. This fee is paid at time of building permit issuance. Credit will be granted for the areas of buildings removed from the site. 3. Approved fire sprinkler and fire alarm systems are required throughout each of the buildings. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. The existing fire alarm system and fire sprinkler system in the existing building that are retained will have to brought up to meet current fire code requirements. 4. Fire department apparatus access is acceptable from existing city streets. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 19, 2024 TO: Alex Morganroth, Principal Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Walker Subaru 519 SW 12th St PRE24-000255 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) 3340404265, 3340404780, 3340404865. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. The static water pressure is approximately 76 psi at ground elevation of 20 feet. 3. There is an existing 6-inch water main located in SW 12th St between Seneca Ave SW and Lind Ave SW that can deliver a maximum flow capacity of 2,200 GPM (see water plan No. W-013302). 4. There is an existing 4-inch water main located in SW 12th St from Seneca Ave SW to the western property line of parcel 3340404870 that can deliver a maximum flow capacity of 1,400 GPM (see water plan No. W-017801). 5. There is an existing 10-inch water main located in Seneca Ave SW that can deliver a maximum flow capacity of 2,600 GPM (see water plan No. W-306804). 6. There is an existing 10-inch water main located within parcel 3340404265 that can deliver a maximum flow capacity of 2,300 GPM (see water plan No. W-306804). • Note water is located within a utility easement over the vacated portion of SW 13th St as defined through the street vacation ordinance 4942. Existing Building 519 SW 12th St (Parcel 3340404265) 7. There are four existing fire hydrants within 300 feet of the property and one on parcel 3340404265. 8. For parcel 3340404265, there is: • An existing 1-inch domestic water service, meter (MTR-008756), and unknown backflow device. Applicant to confirm the type of premise isolation backflow prevention device. Backflow prevention device requirement for existing building will be a reduced pressure backflow prevention assembly (RPBA); CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 4 • An existing 4-inch fire meter (MTR-008759) and 4-inch fire sprinkler water service with backflow prevention assembly (RPDA) located within the fire sprinkler riser room; • An existing 1-inch irrigation water service (MTR-008757) with backflow prevention assembly (DCVA). 9. The proposed building foundation and wall for the expansion of the existing building must be located at a minimum of 10 feet from the existing 10-inch water main near the southwest corner of the proposed building expansion or the main shall be relocated. Vacant Lot (3340404870 and 3340404865) 10. There are three existing fire hydrants located within 300-ft of the property. 11. For parcel 3340404870, there is an existing ¾-inch domestic water service and meter (MTR-018276) that is connected to the existing 4” water main in SW 12th St. 12. For parcel 3340404865, there is a an existing ¾-inch domestic water service and meter (MTR-016418) that is connected to the existing 10” water main in Seneca Ave SW. 13. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed building, including the use of a fire sprinkler system, is 2,000 gpm. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 14. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • The existing 4-inch water main located in SW 12th St west of Seneca Ave SW shall be removed and replaced with an 8-inch water main from the cross at Seneca Ave SW/SW 12th St intersection to the point at which the main transitions to 6-inch (approximately the western property line of parcel 3340404870). • Installation of a water service, minimum 1-inch, and meter for the commercial portion of the new retail parts building located on parcels 3340404870 and 3340404865. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 360.1. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • The existing two ¾-inch service and meter serving parcels 3340404870 and 3340404865 shall be cut and capped at the main by City forces. Separate permits shall be required. • Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the retail parts building The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 3 50.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • The applicant should verify with a fire sprinkler designer/contractor to determine if the existing 4-inch fire sprinkler supply line serving the existing building on parcel 3340404265 can provide sufficient water flow rate and pressure to the additional fire sprinkler system for the building expansion. If additional flow capacity is required, then the existing 4-inch stub and backflow prevention assembly must be CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 5 replaced and upsized. Additional water system development charges will apply if a larger fire sprinkler supply line is needed. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). Existing hydrants to be counted towards the number of hydrants required shall have a STORZ fitting installed if not already equipped with one. 15. 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 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 16. A conceptual utility plan will be required as part of the land use application for the subject development. 17. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch meter, $24,250 per 1-1/2 inch meter, and $38,800 per 2-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. • Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8373700&dbid=1&repo=CityofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located on parcel 3340404265, under the existing building within a steel encasement sleeve (see record drawing S-306801). a. Note sewer is located within a utility easement over the vacated alley as defined through the street vacation ordinance 4914. 3. There is an existing 8-inch gravity wastewater main located on parcel 3340404265 (see record drawing S- 306801). a. Note sewer is located within a utility easement over the vacated portion of SW 13th St as defined through the street vacation ordinance 4942. 4. There is an existing 8-inch gravity wastewater main located in the alley (see record drawing S-014507). 5. There is an existing 8-inch gravity wastewater main located in Seneca Ave SW (see record drawing S-014507). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 6 6. For parcel 3340404870 is an existing 6-inch concrete sewer stub. Stub has been cut and capped at the property line (SS070432). 7. For parcel 3340404865 is an existing 6-inch concrete sewer stub. The stub was likely cut and capped at the property line but we are unable to determine if this work occurred as a part of SS070432 or not. This will need to be confirmed prior to construction permit issuance. 8. For parcel 3340404265 is an existing 6-inch PVC sewer stub, 6-inch side sewer and OWS (see record drawing S- 306801). a. The applicant shall verify the existing OWS (Oil/Water Separator) size meets current standards for the proposed use or upgrade as needed. 9. Individual sewer stubs from the sewer main and individual side sewers are required for each building. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 10. An oil/water separator may be required for the retail parts and proposed facility on parcels 3340404870 and 3340404865 prior to a connection to the City main depending on the use of the building. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for is $3,650.00 per 1-inch meter, $18,250 per 1-1/2 inch meter, and $27,600 per 2-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • A credit will be applied if an existing, active, service is demoed. Services that were demoed more than 5 years ago will not receive a credit. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8373700&dbid=1&repo=CityofRenton Surface Water 1. There is an existing 12-inch stormwater main on the east side of Seneca Ave SW (see record drawing R-306807). 2. There is an existing 12-inch stormwater main on the north side of SW 12th St (see record drawing R-215204). 3. For parcel 3340404870 and 3340404865, there is no record of an on site conveyance system. 4. For parcel 3340404265, there is a private, on site conveyance system, conveying water through a private detention facility on the south side of parcel before discharging to the southwest of the parcel. 5. Critical areas on site that may impact storm water: none mapped. 6. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Black River drainage basin. 7. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 8. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 7 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. 9. 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. 10. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 11. Erosion control measures to meet the City requirements shall be provided. 12. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of the project area exceeds one acre. 13. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.92 per square foot of new impervious surface but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts Seneca Ave SW, SW 12th St, an Alley, Lind Ave SW, and private property on all other sides. • SW 12th St west of Seneca Ave SW is classified as a Commercial Access street with an existing right-of- way (ROW) width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 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 36 foot paved road (18 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 4.5 feet will be required pending final survey. • SW 12th St east of Seneca Ave SW is classified as a Commercial Access street with an existing right-of- way (ROW) width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 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 36 foot paved road (18 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 4.5 feet will be required pending final survey. i. However, the property is within the AutoMall Improvement Plan area which depicts a minimum 24 foot paved road, 0.5 foot curb, and 5 foot sidewalk. The existing established curbline may remain, provided it is a minimum 12 feet from ROW centerline), the existing curb and sidewalk may remain provided they comply with the minimums listed above and meet current City and ADA standards. • Seneca Ave SW, west of the ROW centerline, is classified as a Commercial Access street with an existing right-of-way (ROW) width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 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 36 foot paved road (18 feet each side), a 0.5 foot curb, an 8 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 8 foot planting strip, a 6 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 4.5 feet will be required pending final survey. • Seneca Ave SW, east of the ROW centerline, is classified as a Commercial Access street with an existing right-of-way (ROW) width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 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 36 foot paved road (18 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 4.5 feet will be required pending final survey. i. However, the property is within the AutoMall Improvement Plan area which depicts a minimum 24 foot paved road, 0.5 foot curb, and 5 foot sidewalk. The existing established curbline shall remain, provided it is a minimum 12 feet from ROW centerline), the existing curb and sidewalk may remain provided they comply with the minimums listed above and meet current City and ADA standards. Dedication is not anticipated. • Lind Ave SW is classified as a 4-lane Minor Arterial street with an existing right-of-way (ROW) width of approximately 180 feet per the King County Assessors map. To meet the City’s complete street standards for 4-lane Minor Arterial streets a minimum ROW width of 91 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, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. No dedication is anticipated. i. The City will support a waiver of improvements along Lind Ave SW given that this portion of the roadway is part of the bridge crossing I-405. The applicant shall submit a request for waiver with the land use application. The waiver shall comply with RMC 4-9-250. • The Alley has an existing right-of-way (ROW) width of approximately 16 feet per the King County Assessors map. To meet the City’s complete street standards for Alleys a minimum ROW width of 16 feet is required. Per RMC 4-6-060 street improvements shall include a 16 foot paved alleyway. No dedication is anticipated. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. • For each parcel, there shall be no more than one driveway for each 165-feet of street frontage. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is required for a project that consists of more than 5,000 SF of commercial space. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. General Comments CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 9 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 10 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 19, 2024 TO: Pre-Application File No. 24-000255 FROM: Alex Morganroth, Principal Planner SUBJECT: Walker’s Renton Subaru – Service Department Expansion 519 SW 12th St, 603 SW 12th St, and 611 SW 12th St (APNs 3340404265, 3340404865, 3340404870) 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 subject project properties are located at 519 SW 12th St, 603 SW 12th St, and 611 SW 12th St (APNs 3340404265, 3340404865, 3340404870). The applicant has proposed a 10,557 sq. ft. service shop addition and 2,380 sq. ft. parts shop addition to the existing building at 519 SW 12th St, a 2.13 acre site. The addition would add approximately 16 service bay stalls and new parts storage area. The applicant also proposes a new 4,982 sq. ft. service reception center and 730 sq. ft. retail parts storage area across the two (2) parcels at 602 and 611 SW 12th St, which total 0.34 acres. The service repair center would include an interior customer drop-off and pick-up area, service advisor workstations, customer waiting area, and parts retail area. The site would also be developed with approximately 8 to 10 parking stalls. No parking would be removed as part of the proposal . According to City of Renton (COR) Maps, the sites are located within a High Seismic Hazard Area. 1. Current Use: An existing small vehicle service and repair is located in a 19,292 sq. ft. prefab steel building on the site at 519 SW 12th St. The site at 603/611 SW 12th St is developed with a paved surface parking lot. 2. Zoning: The site at 519 SW 12th St (APN 3340404265) is located in the Commercial Arterial (CA) zone and Auto Mall Area A overlay. The site has a Commercial Mixed Use (CMU) Comprehensive Plan Land Use designation. The site at 603/611 SW 12th St (APNs 3340404865 and 3340404870) is located in the Medium Industrial (IM) zone and Auto Mall Area B overlay. The site has an Employment Area (EA) Comprehensive Plan Land Use designation. Small vehicle service repair is classified as a permitted use in the CA zone with an approved Administrative Conditional Use Permit*. Small vehicle service and repair is a permitted use in the IM zone.* * All operations shall be conducted entirely within an enclosed structure. a. Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 11 b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Additionally, in the CN or CV Zone, this use shall be associated with a gas station. 3. Development Standards (IM Zone): The portion of the project on the site at 603/611 SW 12th St (APNs 3340404865 and 3340404870) would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet which is not applicable to the proposal. Lot Coverage – There is no minimum lot coverage requirement within the IM zone. Setbacks - Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone are as follows: 20 feet for a front yard; zero for the rear yard; and zero for the interior side yards. Other streets: 15 ft. Except 50 ft. is required if a lot is adjacent to or abutting a lot zoned residential. Building Height – The maximum building height permitted in the IM zone is 50 feet. Heights may exceed maximum with a Conditional Use Permit. Building height shall not exceed the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions. If any new structures or building additions are proposed, building height requirements would be verified at the time of formal application. 4. Development Standards (CA Zone): The portion of the project on the site at 519 SW 12th St (APN 3340404265) would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the existing lots. Building Coverage – The CA 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. The parking for customers is proposed to be structured parking only. The proposed building area covers approximately 18 percent of the gross lot area and would be compliant with the 65% building coverage limitations. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: 5. Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 12 Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential 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. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 70 feet for mixed-use (commercial and residential) in the same building. Heights may exceed the CA zone’s maximum height with a Conditional Use Permit. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met. The applicant indicated a building height of approximately 25 feet for the new building, which complies with the height requirements of the CA zone. The height of the addition to the existing building was not indicated on the drawings. It is the applicant’s responsibility to demonstrate compliance with building height requirements. 6. Auto Mall District Overlay Standards: Compliance with Automall District Regulations is required. See RMC 4-3-040 for all requirements. The following are the Automall District Development Standards applicable to your project (all parcels): Service Are Orientation: Service areas shall not face public street frontage. Landscaping Minimum Amount and Location: Minimum 2.5% of the gross site area shall be provided as on- site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Automall Right-Of-Way Improvement Plan Coordination: Development shall be coordinated with the adopted right-of-way improvement plan which addresses gateways, signage, landscaping, and shared access. 7. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 8. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments, a minimum of three (3) square feet per one-thousand (1,000) square feet shall be provided for recyclables deposit areas. A minimum of six (6) square feet per one-thousand (1,000) square feet shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the p rimary building. The site plan did not identify a refuse and recycling enclosure area. The applicant will be required to demonstrate compliance with the Refuse and Recycle Standards, as part of a formal application. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 13 9. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Walls over 6 feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. 10. 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. Please refer to landscape regulations for the Auto Mall Area standards below for additional specific landscape requirements. Storm Drainage Facility Landscaping – A landscaping strip with a minimum fifteen feet (15’) of width shall be located on the outside of the fence, unless otherwise determined through the site plan review process. The applicant did not indicate any storm drainage facilities on the submitted drawings but would be required to demonstrate compliance with the storm drainage facility landscape requirement if a pond or vault is added later in the process. 11. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 14 TREE SIZE TREE CREDITS 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. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. Interior tenant improvement projects involving no building expansion would be exempt from the compliance with the tree retention and tree density requirements. 12. Parking: The following ratios would be applicable to the site: USE REQUIRED RATIO Small vehicle service and repair A minimum and maximum of 2.5 spaces per 1,000 square feet of net floor area. The parking regulations (RMC 4-4-080) 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. 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. Compliance with the parking regulations would be verified at the time of formal application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for customers. 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 for further general and specific bicycle parking standards. 13. Access/Driveways: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 15 frontage. The width of any driveway shall not exceed 30 feet. According to the submitted drawings, the applicant intends to provide access to the site via the existing three driveways off of SW 12th St. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. The available options for site access to the north and east of 519 SW 12th St (APN 3340404265) would be evaluated through Site Plan Review. The applicant has proposed to continue using the three (3) ingress/egress driveways off SW 12 th St and Seneca Ave SW for access to the existing service center. The applicant has proposed two (2) driveways for access to the new Service Reception Center at 603/611 SW 12th St (APNs 3340404865 and 3340404870). 14. Critical Areas: COR maps indicates the site is located in a high seismic hazard area with the potential for sensitive or steep slopes. The seismic hazard is related to potential liquefaction of soil s during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions, stability, and detail construction measures to assure stability. 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. 15. Environmental Review: The construction of a commercial building over 4,000 sq. ft. would exceed the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and would subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An Environmental Checklist would be required to be submitted with the proposal and the City’s Environmental Review Committee would issue a Threshold Determination prior to any issuance for permits on the site. 16. Conditional Use Permit: The expansion of the service area and service reception center would be required to obtain a Conditional Use Permit and comply with the following criteria (RMC 4-9-030): a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. e. Parking: Adequate parking is, or will be made, available. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 17. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area Comprehensive Plan land use designation or CA zone. 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 with the surrounding area. S ite plan review ensures quality development consistent with City goals and policies. Site plan review analyzes CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000255 16 elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 18. Permit Requirements: The proposal would require Administrative Site Plan Review, Environmental (SEPA) Review, and a Conditional Use Permit. The applications would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2024 fees are as follows: Environmental Review fee is $1,800.00, Administrative Conditional Use Permit fee is $1,800.00 (unless the administrator determines otherwise), and Administrative Site Plan Review 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. 19. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 20. 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, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. 21. Expiration: If approved, the site plan would be valid for two years with a possible two -year extension. Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator. Environmental (SEPA) Review determinations do not expire. It is the applicant’s responsibility to monitor the expiration dates.