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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_170112_v1.pdfPRE -APPLICATION MEETING COMMENTS FOR US BANK EXPANSION PRE16-000978 CITY OF RENTON Department of Community & Economic Development Planning Division January 12, 2017 Contact Information: Planner: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov Public Works Plan Reviewer: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES D c"y°`" DEPARTMENT MEMORANDUM DATE: January 12, 2017 TO: Angelea Weihs, Associate Planner FROM: Corey Thomas, Plan Review/Inspector SUBJECT: US Bank Expansion — PRE16-000978 1. Existing fire sprinkler system shall be extended into the building addition. Separate plans and permits are required to be submitted to and obtained from the Renton Regional Fire Authority. 2. Proposed building addition is in direct conflict with the existing established fire lane apparatus access roadway and a new fire lane roadway shall established around the proposed addition. Additional existing parking lot and parking spaces will have to be relocated/eliminated in order to accommodate a new fire lane. Fire lane width is required to be a minimum of 20 -feet wide and turning radius are 25 - feet inside and 45 -feet outside. Fire lane signage required per city code. 3. Fire impact fee of $0.21 per square foot of additional space shall be charged at time of building permit issuance. 4. Existing fire hydrant appears it will need to be relocated along with perhaps the fire department connection and backflow vault for the fire sprinkler system. Backflow vault shall be protected from vehicular traffic or replaced with a traffic rated vault. CIT`/ OF DEPARTMENT OF COMMUNITY — enton:��' AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 10, 2017 TO: Angelea Weihs, Planner FROM: Justin Johnson, Civil Engineer II, Plan Review SUBJECT: US Bank Expansion 14120 160`h Ave SE PRE16000978 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) 3023059103. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. Water service is from the 196 zone, static pressure is about 76 psi at ground elevation of 16 feet. Existing 10 -inch loop around the building can deliver 2,700 gpm. Existing 12 -inch main in E Valley Rd can deliver 5,000 gpm. 2. There is an existing 1.5 -inch domestic meter and a 1.5 -inch landscape meter. 3. The project will require the relocation of about 80 feet of 10 -inch water main around the proposed building expansion. 4. Relocation of the existing fire sprinkler DDCVA vault and of an on-site hydrant to the new planter islands is also required. 5. Will also need a partial release of the existing easement and the dedication of a new easement for the relocated water line. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8 -inch wastewater main located in East Valley Rd (see City plan no. S- 020006). SURFACE WATER Us Bank Expansion— PRE16000978 January 10, 2017 Page 2 of 3 1. There is an existing storm water system within the property. 2. A drainage report complying with the 2017 City of Renton Surface Water Manual and City Amendments will be required. Based on the City's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. 3. A geotechnical report for the site may be required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 4. Surface water system development fee is $0.641 per square foot with a minimum fee of $1,608.00 for the new impervious surface. This is payable prior to issuance of the construction permit. 5. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. TRANSPORTATION 1. East Valley Road is a collector arterial, per RMC 4-6-060 collector streets should have a minimum ROW width of 94 feet with 41 feet wide paved width, 8 feet parking lane, 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. The street improvements should meet the requirements of.RMC4-6-060 at a minimum. 2. Traffic impact study guidelines include that the threshold for the traffic study is 20 new pm peak hour trips. The proposed addition may generate more than the 20 new pm peak hour trip threshold. Provide a memo that includes the trip generation number and the trip assignment and distribution at the site accesses. Staff will review the memo and will inform the applicant if additional study is required. 3. If it is determined that the traffic is impacted from the proposed addition, a traffic impact fee will be assessed at the time of building permit. GENERAL COMMENTS 1. 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. 2. 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. Us Bank Expansion— PRE16000978 January 10, 2017 Page 3 of 3 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY °F AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 12, 2017 TO: Pre -Application File No. 16-000978 FROM: Angelea Weihs, Associate Planner SUBJECT: Us Bank Minor Expansion — 2500 East Valley Road General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property consists of one parcel (APN 3023059103) located at 2500 E Valley Rd. The subject site is 3.07 acres (134,074 sf) and is zoned Commercial Arterial (CA). The proposal is to add a 2,372 square foot addition to the north portion of the existing 28,065 square foot building. The building is currently used as administrative offices for US Bank. The expansion would enlarge the building's footprint from 28,065 square feet to 30,437 square feet. Existing access is gained via East Valley Road. The existing site contains approximately 172 parking stalls. The proposed development would include two enclosed truck bays, removal of 20 parking stalls, and a new landscape planter strips along the east and west sides of the building expansion. A potential wetland is located offsite, near the east property line. Current Use: Currently the site is used as administrative offices for US Bank. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Zoning: The property is located within the Employment Area (EA) land use designation and the Commercial Arterial (CA) zoning designation. Offices, general is an allowed use in the CA zone. The property is located within Urban Design District 'D, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000978.Angelea\16-000978 (CA US Bank Expansion).doc Us Bank Minor Expansion Page 2 of 6 January 12, 2017 landscaping, building design, signage and street furniture. Design elements are listed in RMC 4-3-100 for District 'D.' Density: The minimum density permitted in the CA zoning designation is 10 units per net acre and the maximum density is 60 units per net acre for buildings with mixed commercial and residential use in the same building. Residential uses are not permitted in the Valley Community Planning Area. Density is not applicable for the project, as there are no dwelling units proposed. Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. The proposal is not altering the overall lot size which is 134,074 square feet and complies with the minimum standard for the zone. Lot 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. There is no maximum impervious surface coverage for the zone. The applicant submitted a site plan with a 30,437 square feet building. The building coverage would be roughly 22.7 percent (22.7%) of the 134.074 square feet site which would comaly with the minimum lot covera_oe standard for the zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 20 -foot maximum front yard setback; a 10 - foot (landscaped) minimum freeway frontage setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposed addition exceeds the maximum front yard setback allowed by code. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. Building Height: The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures with a residential component. The submitted materials identify a one-story structure. No information on the proposed or existing height of the building was provided. Building height from grade would need to be identified on any building permit or land use application materials. 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. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. The H:\CED\Planning\Current Plan ning\PREAPPS\2016 Preapps\PRE16-000978.Angelea\16-000978(CA US Bank Expansion).doc Us Bank Minor Expansion Page 3 of 6 January 12, 2017 location of the proposed refuse and recyclable area appears to comply with code standards. 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. No information on refuse and recycling areas was provided. Refuse and recycling areas would need to be identified on any building permit or land use application materials. Landscaping: Compliance with landscaping standards is required for all new buildings or remodels of a structure that requires improvement equal to or greater than 50% of the assessed property valuation. 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 onsite landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Current landscaping on site does not appear to comply with the 10 foot landscape strip width requirement, nor does it include a mixture of trees, shrubs, and ground cover per RMC 4-4-070H.1. Significant Tree Retention: There appears to be several trees located on the site within the landscaped areas. If significant trees (greater than 6 -inch caliper or 8 -caliper inches for alders and cottonwoods) are proposed to be removed, a tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application or building permit. RMC 4-4-130H provides general and specific requirements. The tree retention plan must show preservation of at least 10 percent (1096) of significant trees, and indicate how proposed parking would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site, at a rate of six to one, if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent; Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet in height or greater than eighteen inches caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. Tree protection measures to be identified on the plan are outlined in RMC 4-4-130H.9 and include protective fencing, protection from grade changes, and monitoring during construction through the retention of a certified arborist or licensed landscape architect. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000978.Angelea\16-000978(CA US Bank Expansion).doc Us Bank Minor Expansion Page 4 of 6 January 12, 2017 Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, "Parking, Loading, and Driveway Regulations." General office uses require a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. The expansion would enlarge the building's footprint from 28,065 square feet to 30,437 square feet. The existing site contains approximately 172 parking stalls. The proposed development would include removal of 20 parking stalls. Currently the property exceeds the maximum parking spaces permitted (126 parking spaces) for the use. The proposed addition and elimination of 20 parking spaces increases the conformity with the parking regulations. A vehicle parking analysis with the number of spaces existing, and proposed would need to be provided as part of the land use or building permit application for review and approval by the Dlnnninn flivicinn Drniurf Mnnnnar. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. If required, bicycle parking would be required based on 10% of the required number of parking stalls. The bicycle parking provided for the proposed use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in -building parking, and limited access fenced areas with weather protection. Spaces should follow the requirements of RMC 4-4-080F.11. Access: Driveway widths are limited by the driveway standards, in RMC 4-40801. 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 parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. No changes to the existing driveway locations are proposed. Aerial photos indicate that site - to -site vehicle access way to the north exists between the building and public street; however, the back portion of the lot may be impacted by wetland buffers, which would prohibit site -to - site access behind the existing structure. No site -to -site access to the south is shown. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Aerial photos and google street view indicate that an existing pedestrian connection existing between the street and the building entrance. Signs: Signs are required to meet the minimum standards of RMC 4-4-100 "Sign Regulations" and require sign permit review which is different than building permit review. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000978.Angelea\16-000978 (CA US Bank Exoansion).doc Us Bank Minor Expansion Page 5 of 6 January 12, 2017 Lighting: If any addition or replacement of light fixtures is proposed, a detailed lighting plan and analysis is required as part of the building permit submittal. The lighting plan shall meet the lighting standards of the code (RMC 4-4-075). Building Design Standards: If the cost of the alterations of a legal nonconforming structure exceed an aggregate cost of fifty percent (50%) of the value of the structure, based upon its most recent assessment or appraisal, compliance with Urban Design Regulations, District 'D" is required for the entire structure. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, regardless of value. A Design Checklist shall be completed and submitted as part of the application materials. See the Renton Municipal Code section 4-3-100 for more details. The following bullets are a few of the standards outlined in the regulations: • A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-10OI.S.f): extended parapets; feature elements projecting above parapets; projected cornices; pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the formal land use or building permit review process. Critical Areas: Based on City of Renton Critical Areas Maps, a potential wetland is located offsite, near the east property line. As such, a wetland reconnaissance shall be provided, clarifying the presence of wetlands onsite or near the site. If wetlands are, determine to be located on or near the subject site, a wetland assessment and delineation would also be required. The property is also located in a high seismic hazard, with sensitive slopes within 50 feet for the property. Whenever a proposed development requires a development permit and a geologic hazard, including sensitive slopes and seismic hazards, is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000978.Angelea\16-000978 (CA US Bank Expansion).doc Us Bank Minor Expansion Page 6 of 6 January 12, 2017 It is the applicant's responsibility to ascertain whether critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: SEPA Environmental Review would be required for the addition, unless if is determined that a SEPA Addendum could be issued to the past Environmental (SEPA) review that was completed in 1987, prior to the building's construction. Additional information would be required for staff to determine if an Addendum could be issued and if the proposal would have any new impacts beyond what was reviewed in 1987. It is assumed the existing conditions have changed since 1987. Permit Requirements: The proposal may require Environmental (SEPA) Review and a minor modification to the Administrative Site Plan Approval if the existing site plan and the built environment are similar. Otherwise a new site plan review application may be required. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The Administrative Site Plan minor modification review application fee is $250.00. The Administrative Site Plan review application fee is $2500. The application fee for SEPA Review (Environmental Checklist) is $1,500. There is an additional 3% technology fee at the time of land use application. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Public Information Sign: If Administrative Site Plan Review and SEPA are required, the applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2017 fees are as follows: Fire Mitigation fee currently assessed at $0.21 per square foot of additional space. Transportation Mitigation Fee assessed at $7.29 per square foot of additional space. A handout listing Renton's development -related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Angelea Weihs, Associate Planner, at 425-430-7312 for an appointment. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000978.Angelea\16-000978 (CA US Bank Expansion).doc d(14k`�'"I M1LOlo311H4UW 3NO1S213N2iODffM % MIAMI 11 ILI 1• NO W, If W. 3Y}YiN {Qpp( GI1'YYCWI BWii�iG 4Ltl0 I SNOIlWA3l3 a01a3.LX3 9 rlYld a00'Ij rIW1a 311S 9llltt�s ��EB Eby dL 8 s Y i MIAMI 11 ILI 1• NO W, If W. 3Y}YiN {Qpp( GI1'YYCWI BWii�iG 4Ltl0 I SNOIlWA3l3 a01a3.LX3 9 rlYld a00'Ij rIW1a 311S 9llltt�s ��EB