Loading...
HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_180405_v1.pdfPRE -APPLICATION MEETING FOR WSADA PARKING PREAPP PRE 18-000183 CITY OF RENTON Department of Community & Economic Development Planning Division April 5', 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov Fire Prevention Reviewer: Cory Thomas, 425-430-7024, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY IM N U;R Y & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: 4/2/2018 TO: Alex Morganroth, Planner FROM: Rohini Nair, Dev Engineering Plan Review SUBJECT: Renton Parking Lot for WSADA preapp 620 SW 12th Street PR18-000183 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) 3340404805. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. The site is located in the City of Renton Water Service area. 2. The current proposal for paved parking lot does not include any elements needing water service. 3. If irrigation is proposed for any landscaping, irrigation water meter will be required. 4. Any future plans for the site that has water and/or fire requirements will require a separate preapp to determine the water needs. 5. The site is located outside of an Aquifer Protection Area. SEWER 1. The site is located in the City of Renton Sewer Service area. 2. The current proposal for paved parking lot does not include any elements needing sewer service. 3. Any future plans for the site that requires any sewer service will require a separate preapp to determine the water needs. SURFACE WATER 1. There is an existing 12 -inch stormwater main (R-365730) located in the alley to the north of the site. There is no existing stomwater main on SW 12th Street frontage. 2. A drainage report complying with the current Renton Surface Water Manual (RSWDM) will be required. Based on the City's flow control map, the site falls within the Flow Control Standard area matching Existing Peak Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A — Flow chart to determine the type of drainage review required in the RSWDM. The drainage report should demonstrate that the proposed project complies with core requirements and special requirements as outlined in the RSWDM. Flow control facility and/or water quality facility requirements shall be as per RSWDM. 3. Any new storm conveyance system installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the RSWDM and shall account for future runoff from the total upstream tributary area. 4. The current site topography appears to drain the run-off from the property to the south of the property and onto NE 12th Street. The site is located outside of an Aquifer Protection Area. 5. A bio infiltration area is proposed to satisfy Core Requirement #8 — Water Quality Facilities, but is not an approved facility per Chapter 6 of the RSWDM. Since 50% or more of runoff is from commercial land use areas, Enhanced Basic WQtreatment is required. Bioretention facilities including cells, swales, and planters are approved for Enhanced Basic WQ treatment. If runoff is infiltrated per Section 5.2 of the RSWDM, the Enhanced Basic WQtreatment requirement can be reduced to Basic WQtreatment, allowing for the use of bioswales to satisfy Core Requirement #8. 6. Appropriate on-site BMPs as per core requirement number 9, will be required to help mitigate the new runoff created by this development. 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. 7. A Construction Stormwater Permit from Department of Ecology is required for projects with clearing and grading one acre (43,560 square feet) or more. This site has area 14,500 square feet, which is less than one acre. 8. A geotechnical soils report for the site is required per the RSWDM Section C.1.3. Information on the water table and soil permeability (measured infiltration rate), 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 regarding any critical areas in the site, if applicable. The site should also include information of any applicable wet season construction restrictions, or any erosion control recommendations. 9. The 2018 surface water system development fee is $0.687 per square foot, but not less than $1,718. This is payable prior to issuance of the construction permit. The fee that is current at time of construction permit issuance will be applicable. TRANSPORTATION 1. The site is located in the Auto Mall zone. 2. The site fronts SW 12th Street along the south property line. Existing right-of-way (ROW) width is approximately 60 feet. SW 12th Street is a Commercial and Industrial Access Street. The required minimum travel paved width on SW 12th Street is 24 feet, with additional 8 feet wide on street paved parking on each side, 0.5 feet wide curb, 8 feet wide landscaped planter, 6 feet wide sidewalk, drainage, and street lighting. . (Note that actual surveyed data may modify the required- asphalt width.). As per RMC 4-6-060, the required minimum ROW width on a Commercial and Industrial Access Street is street is 69 fee for 2 lane and 80 feet for a 3 lane road. The ROW width should include all the street and frontage elements. ROW dedication and construction of frontage improvements will be applicable. The site fronts a public commercial alley on the north side. As per RMC 4-6-060, the required minimum ROW width on a commercial alley is 16 feet, with a minimum paved width of 16 feet. The required improvements will have to be provided by the developer if it not existing. The required ROW width should include all the street and frontage elements. 3. Driveway requirements shall be as per RMC 4-4-080 a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. 4. A traffic impact analysis is required when the 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. Traffic study guidelines are included with the pre -application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 5. Traffic impact fee is applicable on the construction of buildings or any change of use of existing buildings. GENERAL COMMENTS 1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along property frontage and within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6 -ft and shall be setback a minimum of 3 -ft from the right-of- way as outlined in RMC 4-4-040 — Fences, Hedges and Retaining Walls. 3. 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. 4. 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: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2018 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 'O M E M O R A N D U M DATE: April 4th, 2018 TO: Pre -Application File No. 18-000183 FROM: Alex Morganroth, Associate Planner SUBJECT: WSADA Parking Lot Parcel #3340404805 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 applicant is proposing to construct a standalone surface parking lot on a vacant site at 620 SW 12th St (APN 3340404805). The 14,500 square foot property has a zoning designation of Medium Industrial (IM) and is located within the Automall Overlay District B. The property has a designation of "Employment Area" in the Comprehensive Plan Land Use Designation. The new parking stalls would be used by visitors of the Washington State Auto Dealers Association building to the north of the project site. The proposed surface parking lot would consist of 33 parking spaces, an underground stormwater vault, a bio -retention area, and one landscape island. Twelve stalls on the north side of the site would have direct access to the alley. Access to the other 21 stalls would remain via curb cuts on SW 12th St and the public alley to the north of the site. A High Seismic Hazard is mapped on the project site. The applicant did not indicate in the submittal whether the removal of any trees or vegetation would be required. Current Use: The project site is currently vacant and contains mostly gravel and a few small trees or shrubs. Zoning Requirements: The subject site is located within the IM zoning designation. The proposed surface parking lot is a permitted use in the IM zone. Development Standards: The project would be subject to RMC 4-4-080, "Parking, Loading and Driveway Regulations" (noted as "Parking regulations" herein) effective at the time of complete application. Standard Parking Stall Size — Surface/Private Garage/Carport: A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. A parking stall shall be a minimum of nine feet (9') in width measured from a right angle to the stall sides. Parking Aisle Width Minimums (90 degree parking): For one row and two (2) rows of ninety degree (90°) parking using the same aisle in a one way or two (2) way circulation pattern, the minimum width of the aisle shall be twenty four feet (24'). Maneuvering Space/Use of Public Right -of -Way: Maneuvering space shall be completely off the right-of-way of any public street except for parking spaces provided for single family dwellings and duplexes. Alleys shall not be used for off-street parking and loading purposes, but may be used for maneuvering space. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right-of-way. Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and located so as to avoid undue glare or reflection of light pursuant to RMC 4-4-075, Exterior On-site Lighting. Light standards shall not be located so as to interfere with parking stalls, stacking areas and ingress and egress areas. . Accessible Parking as Stipulated by ADA: A total of two (2) ADA spots would be required for parking lots with between 26 and 50 spaces. Parking Lot Construction Requirements: All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Wheel stops shall be required on the periphery of the parking lot so the cars shall not protrude into the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be two feet (2') from the end of the stall for head -in parking. Landscaping: Surface parking lots are subject to the landscape regulations in RMC 4-4-070. Perimeter Landscaping: All parking lots shall have perimeter landscaping at least ten feet (10') in width as measured from the street/alley ROW. The landscape strip shall meet the following standards: a. Trees shall be two-inch (2") caliper for multi -family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one - and -one -half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. (Ord. 5828, 12-12-2016) b. Shrubs at.the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings. A parking lot with between 15 and 50 stalls shall provide 15 sf/parking space. Based on the 33 stalls proposed by the applicant, a total of 495 sq. ft. of interior landscaping is required for the proposed project. Please note that perimeter landscaping cannot be substituted for interior landscaping. a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. *25I Sr '1 Z'�— Wheel stop Tree Shrubs I a� �i�tj i c ; Parking stall area with ground cover overhung by car Optional Landscape Layouts Perimeter Landscaping Interior Landscaping Landscape islands Interior to the parking area Storm drainage facilities are required to comply with the minimum 15 -foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Access: Driveways shall not be closer than 5 -feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165 -feet of street frontage serving any one property or among properties under unified ownership or control; for each 165 -feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. Tree Preservation: If significant trees (greater than 6 -inch caliper or 8 -caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate the preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60' in height or greater than 18" caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of land use application. Fences/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. 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. 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: A High Seismic Hazard is mapped on the project site. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The construction of 20 or more parking stalls on the property will require Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. An environmental checklist must be submitted with the land use application. Permit Requirements: This project would require Environmental (SEPA) Review and Administrative Site Plan Review. The applications would be reviewed concurrently within an estimated time frame of 6 - 8 weeks. The Environmental (SEPA) Review fee is $1,500.00 (plus a 5% Technology Surcharge Fee) and the Administrative Site Plan Review fee is $2,500.00 (plus a 5% Technology Surcharge Fee). Each modification request is $250.00 (plus a 5% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided on the land use permit application form page on the City's website (click "Permits" on the homepage, then click "All Forms (A to Z)"). The City has implemented electronic plan review for all land use and building permit applications. The City's Electronic File Standards can also be found on the City's website at h ttps://ed ocs. ren ton wa. go v/Docum en is/Browse. as px?s tartid=867190& cr=1 In addition to the required land use permits, separate construction and building permits would be required. A handout listing Renton's development -related fees is available on the City of Renton website for your review. Public Notice: A minimum of one Public Information Sign is required for an Administrative Site Plan Review application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). 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 contact Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425- 430-7219 for an appointment. Expiration: Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.