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HomeMy WebLinkAboutPRE_Preapp Comments_241121.pdf1 PRE-APPLICATION MEETING FOR Renton Pavilion PRE23-000154 CITY OF RENTON Department of Community & Economic Development Planning Division June 1, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Mike 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). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: May 23, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Pavilion remodel 1. The fire flow requirement will not change with this proposed remodel. Existing fire hydrants are adequate. 2. Fire impact fees do not apply as there is no change of use. 3. An approved fire sprinkler and fire alarm system exist throughout the building and shall be maintained/revised as necessary for the proposed changes. Separate plans and permits required by the fire department. Separate plans and permits for any new commercial kitchen cooking hood suppression systems. 4. Fire department apparatus access roadways are adequate as provided by existing city streets. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 29, 2023 TO: Michael Sippo, Development Engineering FROM: Alex Morganroth, Planning SUBJECT: Renton Pavilion Building Renovation 233 Burnett Ave S PRE23-000154 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) 569600-0055. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by the City of Renton. The site is in the Valley service area in the 196’ hydraulic pressure zone. The approximate static water pressure is 68 psi at a ground elevation of 39’. There is an existing 12” water main south of the site in S. 3rd Street. There is an existing 8”and 24” water main east of the site in Burnett Avenue S. Reference Project File WTR2700367 in COR Maps for record drawings of all three mains. There is also a 12” water main located in Logan Ave S that runs from S. 2nd Street to S. 3rd Street that extends an 8” water main to the east near the building’s northwest corner. Reference Project File WTR270281. The 8” water main serves a 4” fire service line for the building, while the 12” water main serves a 1-1/2” domestic water service line and meter for the building, and a 1” irrigation line for the property. There is an existing 4” double detector check valve assembly (DDCVA) for the fire sprinkler supply line. 2. Based on Renton Regional Fire Authority comments, the fire flow requirement will not change with this proposed remodel and existing fire hydrants are adequate. 3. There is an existing 1-1/2” meter serving the existing building. This meter can be reused for the renovated building. City records indicate that the meter may have premise isolation in the form of a 2” reduced pressure backflow assembly located in the custodial room. If it is determined that this RPBA is sufficient, additional requirements are triggered. However, if the existing assembly is determined deficient then installation of a reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR Standard Plan 350.2 is required behind the meter. The RPBA may be located inside the building if drainage for the relief valve is provided. Please coordinate with the City water utility plan reviewer if you propose to locate the RPBA inside the building. 4. The site is located in Zone 1 of the City’s Aquifer Protection Area (APA). Any revisions or updates to the storm drainage system onsite or nearby requires meeting the Zone 1 APA regulations. 5. As the existing water service will be reused, no water system development charges are applicable. 4 SEWER 1. Sewer service is provided by the City of Renton. East of the site, there is an existing 8” PVC gravity wastewater main that flows south to north in Burnett Ave S. The wastewater main is located along the east side of the street (see City Plan WWP2702756). Along the west side of Burnett is a 108” concrete gravity King County wastewater main that flows north to south (no new connections are allowed into the KC main). West of the site is a 8” DI wastewater main that flows south to north along the west side of Logan Ave S (see City Plan WWP2702110). 2. There is one existing side 6” pvc side sewer that serves the existing building constructed in the year 2000 (see City Plan S-275601). The existing side sewer stub can be reused to serve the renovated building. 3. Since commercial kitchens are proposed as part of the project, a site grease interceptor located in an exterior vault will be required. The grease interceptor shall be sized based on drainage fixtures units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. Given the existing building footprint, a traditiona l outside grease interceptor may not be feasible and an alternative device such as “Trapzilla”, may be required. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. As the existing sewer service will be reused and an increase in water meter size is not proposed, no sewer system development charges are applicable. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed. TRANSPORTATION 1. Since the overall exterior remodel and construction valuation is estimated to be less than $175,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during Land-Use review it is determined that the exterior additions exceed an overall valuation of $175,000, the project may become subject to further transportation review. 2. Construction mitigation shall take into account project impacts to the plaza, bus, fire, vehicle, bicycle and pedestrian traffic where the site is accessed from Burnett and Logan Ave S. 3. If the proposal constitutes a change of use then the existing building will need to be updated to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal . An accessible route of travel from the public right of way to the building entrance is required to be reviewed in conjunction with the permit approval for the project. 4. As the project is proposing a potential change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines may be required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 5. The development may be subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2023 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. General Comments 1. 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 2. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 3. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 5 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 1, 2023 TO: Pre-Application File No. 23-000154 FROM: Alex Morganroth, Senior Planner SUBJECT: Renton Pavilion Event Center 233 Burnett Ave S APN 5696000055 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 233 Burnett Ave S (APN 5696000055). The 29,361 sq. ft. (0.67 acres) lot has public street frontage on Burnett Ave S and Logan Ave S. The site is located within the CD zone in Urban Design District A and the City Center Sign Regulation area. The city-owned property is developed with the Renton Pavilion Event Center and is adjacent to Piazza Park. The pavilion building, a 14,770 sq. ft. masonry and wood frame structure constructed in 1948, currently houses the Renton Farmers Market and is available for private party rental. The proposal is to establish a permanent public market with three (3) long-term spaces for food and beverage tenants, fourteen (14) market stalls for rotating and medium-term tenants, a kitchen classroom for community events and outreach, and an office for administrative tasks. The building, historically occupied by an auto-dealership, was purchased by the City and renovated in 2002. The project also contains various improvements the façade and immediate area surrounding the building such as new pedestrian entrances and the creation of outdoor programmed areas. Access to the building is proposed via entrances on the north, east, and south sides of the building. Parking is available at the City-owned parking garage adjacent to the pavilion. According to COR Maps, the Wellhead Protection Area Zone 1 and a high seismic hazard are present on the site. Current Use: The property is currently developed with a 14.770 gross square foot commercial building and associated outdoor areas. The building on the site is currently used as an event space for both private parties and City-sponsored events. 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. 6 The submitted materials identify multiple uses in the public market that generally fall under the categories of ‘Eating and Drinking Establishments’ and ‘Retail Sales’. Both uses are permitted outright in the CD zone. Potential other uses could be evaluated in future as the project progresses. 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 150 feet (150’). The maximum building height when a lot is abutting a lot designated as residential is 20 feet (20’) more than the maximum height allowed in the abutting residential zone. Heights may exceed the maximum height with a Hearing Examiner 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. 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. The existing building appears to comply with the setbacks for the CD zone. Conformance with setback standards would be verified at the time of land use application review. 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 changes in the use of a property trigger landscaping requirements. Frontage improvements are proposed by the City along Burnett Ave S as part of a separate funded capital improvement project. Conformance with landscaping standards would be verified at the time of land use application 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. 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 7 TREE SIZE TREE CREDITS 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. 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 retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of land use application 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. However, based on the proposed uses, which include eating and drinking establishments, the installation of new exhaust or HVAC equipment on the roof is likely. 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 land use application review. 8 Refuse and Recycling: All new development for multi-family, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, Refuse and Recyclables Standards. For retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor areas shall be provided for recyclables deposit areas and a minimum of six (6) square feet per dwelling unit 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. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project.. 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 132 square feet shall be provided for recycling and refuse based on the total building square footage of ~14,700 sq. ft. See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Conformance with these requirements would be determined at the time of land use application 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. Within the CD zone, all commercial uses may provide a maximum of 1.0 space per 1,000 sq. ft. of net floor area. There is no minimum parking requirement in the CD zone. Standard parking stalls within structured parking shall be a minimum of 15 feet long by eight feet, four inches (8’4”) in width for 90-degree parking. Compact stalls for structured parking shall be a minimum of 12 feet in length and seven feet, six inches (7’6”) in width for 90-degree parking; compact stalls shall account for no more than 50% of stalls. Ninety-degree parking shall have a minimum aisle width of 24 feet. New parking is not proposed as part of the project. Visitors are anticipated to utilize street parking in the downtown area in addition to the City-owned parking garage to the north of the stie. Lighting: Light fixtures should be non-glare to minimize the impact onto adjacent and abutting properties. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Lighting should include timers or other switches to ensure that lights are extinguished when not in use. The applicant would be required to provide a conceptual lighting plan at the time of formal land use application review. In addition, see the standards found in RMC 4-4-075, Lighting, Exterior On-site. Urban Design: The proposal is within District A. Interior remodels of existing buildings or structures are exempt from the urban design regulations. Changes to the entry way or any portion of the façade would be required to comply with the relevant standards in the urban design regulations. See RMC 4-3-100 for a full list of the Urban Design District A regulations. Fences/Walls: The location of any fences or retaining walls installed as part of this project 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 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, the Wellhead Protection Area Zone 1 and a High Seismic Hazard Area 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. 9 A geotechnical report may be required by the Building Official at the time of formal building permit application. 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 with the surrounding are. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes 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 the potential future development. Site plan review is required for all development in the CD zone. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA as the project is a change of use over 4,000 sq. ft. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Permit Requirements: The proposal would require Administrative Site Plan Review and Environmental Review (SEPA). The application would be reviewed within an estimated time frame of 8 weeks. The 2023 Site Plan Review fee is $3,030.00 and the Environmental (SEPA) Review fee is $1,800.00 SEPA. A 5% technology fee is also assessed. 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. Public Notice Requirements: Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable land use application 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. The impact fees assessed would depend on the square footage of the various uses proposed. The fee schedule can be found here. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Expiration: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such an extension. The burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner, at amorganroth@rentonwa.gov or (425) 430-7219 for an appointment.