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HomeMy WebLinkAboutPre-app Mtg Summary - 25-000200.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 1 PRE-APPLICATION MEETING FOR Braunstein Holding Group Site Improvement PRE25-000200 CITY OF RENTON Department of Community & Economic Development Planning Division July 17th, 2025 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@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\2025\PRE25-000200 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 15th, 2025 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Braunstein Holding Group Site Improvement 600 SW 13th Street PRE25-000200 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcels #3340405035 and #3340405025. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 0.11 acres in size cumulatively and is triangular. The site is undeveloped with grassy ground cover. Water Water service is provided by the City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is an existing 6-inch City water main located SW 13th Street (see Water plan no. W-018301) that can deliver a maximum total flow capacity of 1,000 gallons per minute (gpm). The approximate static water pressure is 76 psi at ground elevation of 20 feet. The site is located outside of the Wellhead Protection Area Zone. Storm There is an existing 12-inch stormwater main in Seneca Ave SW (see City plan no. R-306807). Based on the current site topography, the site appears to drain stormwater run-off towards the north property line. There is an existing damaged catch basin on the east side of the property which may be associated with a WSDOT storm drainage network. Streets SW 13th Street is a Commercial Mixed Use & Industrial Access Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 24.0-ft of asphalt paving. WATER COMMENTS CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 3 1. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 2. A conceptual utility plan will be required as part of the land use application for the subject development. 3. If an irrigation meter is installed, the development will be subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meter. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found on the City’s website. Current fees will be charged at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter. b. Water Service installation for a 1-inch water service line is $2,875.00 per service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. This is payable at issuance of the building. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found here. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Peak Flow Control Standard (matching existing site conditions). The site falls within the Black River basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current RSWDM at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for all proposed detention and/or water quality vaults. 5. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 8. There is an existing catch basin that appears to be damaged on-site that may be associated with a WSDOT drainage network. The applicant shall evaluate where the pipes are coming from and where CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 4 they discharge to. They shall also check to see if there is an existing easement for this structure on the Title Report. 9. Right-of-Way landscaping has been removed as part of Code Case CODE25-000320. Landscaping must be restored per the 2022 RSWDM drainage manual C.2.13 – Soil Amendment. All areas of restoration will need to be included in the land disturbing area calculations. 10. The applicant proposes 4,995 square feet of new impervious surface; however, driveways are not shown on this plan. Applicant to include any driveways in their surface area calculations for new/replaced impervious surface. 11. The applicant must provide conveyance design per the requirements of the 2022 RSWDM for surface water runoff from the parking lot. If unable to achieve gravity flow to a nearby catch basin, a storm main extension may be required. 12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website here. 13. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2025 Surface water system development fee is $0.94 per square foot of impervious surface, but not less than $2,350. b. The full schedule can be found here. TRANSPORTATION COMMENTS 1. At this time, the proposed project scope does not trigger frontage improvements. a. IF the site improvements exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: i. SW 13th Street is classified as a Commercial Mixed Use & Industrial Access Street. Per RMC 4-6-060, the minimum right of way (ROW) width is 69-ft. Half street improvements as taken from the ROW centerline will be required and include a minimum 18-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 6-foot sidewalk, street trees and storm drainage improvements. A 4.5-foot dedication would be required. 2. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Undergrounding of all proposed utilities is required on all frontages per RMC 4-6-090. If street frontage is triggered, undergrounding of all existing utilities will be required unless an exemption is met. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods estimated by the applicant engineer using the current ITE Trip Generation book. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 7. The transportation impact fee is based on the type of land use. The 2025 impact fee for net new PM peak hour person vehicle trips (proposed – existing), per PM peak hour person vehicle trip is $8,031.94. Transportation impact fees are subject to change based on the calendar year the building permit is issued. GENERAL COMMENTS CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 5 1. All proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements. 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 2025 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 6 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 17, 2025 TO: Pre-Application File No. 25-000200 FROM: Alex Morganroth, Principal Planner SUBJECT: Braunstein Holding Group Site Improvement (APNs 3340405035 and 3340405025) 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 the intersection of SW 13th St and Seneca Ave SW (APNs 3340405035 and 3340405025). The applicant has proposed a fully fenced and gated surface parking lot with thirteen (13) stalls. The two (2) parcels total 5,015 sq. ft. (0.12 acres), are located in the Medium Industrial (IM) zone, the Auto Mall Area B, and have an Employment Area (EA) Comprehensive Plan Land Use designation. The site is primary vacant consisting of overgrown vegetation and multiple storage containers (according to aerial photography). According to the applicant, the parking area would be utilized by two (2) adjacent businesses including Allwire Electric and unnamed shuttle service. The vehicles held in the lot would not be stored longterm and instead would be used daily. According to City of Renton (COR) Maps, the sites are located within a High Seismic Hazard Area. 1. Current Use: The site is currently undeveloped. 2. Zoning: The site 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. ‘Parking, surface, commercial or public, new’ is a permitted use in the IM zone when located in the Employment Area (EA) land use designation and when located west of Rainer Ave S/SR 167. Parking, surface, commercial or public, new’ definition per RMC 4-11-160: Open lots or grounds with at-grade parking improvements. This definition excludes dedicated park and rides, shared -use park and rides, and commercial and public structured parking garages. Vehicle storage is not permitted in the IM zone in this location. Vehicle Storage Definitions: Indoor or outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for more than seventy-two (72) hours. This definition excludes bulk storage, vehicle sales, vehicle rental, tow truck operation/auto impoundment yard, auto wrecki ng yard, outdoor storage, and indoor storage. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 7 3. Development Standards (IM Zone): The project 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. Auto Mall District Overlay Standards: Compliance with Automall District Regulations is not required. Only dealership uses or uses supporting dealerships are subject to the Auto Mall standards per RMC 4-3-040D. 5. 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). 6. 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 primary building. The proposed use would not require a refuse and recycling area. 7. 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. The maximum height of any fence in an industrial zone is eight feet (8'). A fence taller than six feet (6') requires a building permit. Fences may not exceed forty eight inches (48") in height within fifteen feet (15') of the front yard or secondary front yard property line. In no case shall a fence exceed forty two inches (42") in height in any part of the clear vision area. Fences may not exceed forty eight inches (48") in height within fifteen feet (15') of a rear yard property line that abuts a public street. Chain-link fencing within all other commercial zones shall be coated with black, brown, grey, or green bonded vinyl. Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new fencing is proposed within fifteen feet (15') of a public street on a site that is nonconforming with regard to street frontage landscaping requirements per RMC 4-4-070F.1, the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. Please refer to RMC 4-4-040 for additional standards and requirements. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 8 8. Landscaping: The requirements of the landscape section apply when vacant land is converted per RMC 4-4-070.B. 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. Parking Lot Landscaping - Vehicle parking lots shall meet minimum landscape standards in RMC 4-4- 070F.6. a. Perimeter Landscaping: All parking lots shall have perimeter landscaping. See RMC 4-4- 070H.6, Perimeter Parking Lot Landscaping. b. Minimum Amounts of Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees. Interior parking lot landscaping dimensions are stipulated in subsection RMC 4-4-070H.5. Minimum landscape area shall be provided as follows: 9. 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 Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 9 TREE SIZE TREE CREDITS New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. Parking: The following ratios would be applicable to the site: The parking regulations (RMC 4-4-080) specify standard stall dimensions. Surface parking stalls must be a minimum of 20 feet in length, 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000200 10 provided. Compliance with the parking regulations would be verified at the time of formal application. 10. 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 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 two (2) new gated driveways off of SW 13th St. 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 soils during an earthquake event. A geotechnical analysis for the site may be 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. 11. Environmental Review: The construction of a parking lot with 20 or fewer new stalls does exceed the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and would be categorically exempt from State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. 12. Permit Requirements: The proposal would require a civil construction permit and/or building permit with the application. Detailed information regarding permits can be found on the City’s Permit Services website. 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. 13. Next Steps: When the formal application materials are complete, the applicant shall contact the Building Division or Development Engineering Division to submit the necessary applications. 14. Expiration: If approved, the building permit would be valid for one year. It is the applicant’s responsibility to monitor the expiration date.