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HomeMy WebLinkAboutPRE_Preapplication_Memo_180726.pdfPREAPPLICATION MEETING FOR Kraken Volleyball Club 846 Lind SW PRE17-000686 CITY OF RENTON Department of Community & Economic Development Planning Division October 19, 2017 Contact Information: Planner: Matt Herrera, 425.430.6593 Public Works Plan Reviewer: Scott Warlick, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 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 DEPARTMENT M E M O R A N D U M DATE:October 19, 2017 TO:Matt Herrera, Senior Planner FROM:Cory Cappelletti, Plans Review Inspector SUBJECT:Kraken’s Lair Sports Center 1. Fire impact fees are applicable at the rate of $1.98 per square foot for Leisure Facilities. Credit for the warehouse space is given at $0.12 per square foot. This fee is paid at time of building permit issuance. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Existing fire sprinkler system shall be modified to satisfy any tenant improvements. A new fire alarm system is required throughout the entire building not just this tenant space. The fire alarm system must be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150- feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25- feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30- ton vehicle and 75-psi point loading. Any changes to the parking lot shall not impede fire apparatus access. 4. An annual Place of Assembly permit is required. 5. Proper emergency and exit lighting is required throughout the building as it does not meet code now. 6. Revisions in the parking area shall maintain all required fire lanes. 7. Fire extinguishers must be provided and installed per NFPA 10 guidelines throughout the entire building. 8. The existing LPG tank shall either be removed or an annual permit shall be required to maintain it. Existing vehicle protection for this tank has been damaged and does not meet the fire code regulations. If kept on-site, vehicle protection bollards shall meet the fire code. 9. Existing exit doorways are not sufficient for an assembly occupancy. All exit doors shall have panic hardware and shall swing in the direction of egress travel, as they do not now. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 19, 2017 TO: Matt Herrera, Planner FROM: Scott Warlick, Engineering Specialist II, Plan Review SUBJECT: Kraken Volleyball Club 846 Lind SW Ave PRE17-000686 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) 1923059064 and 1923059100. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water Service to the existing building is provided by City of Renton and is in the Valley 196 pressure zone. 2. There is an existing 12” water main (Record DWG W-02390D) Located on the west side of Lind Ave SW. There is also a 12’ Water main (Record DWG W-223609) located to the east behind the Walmart. 3. The static water pressure is approximately 76 psi at elevation of 20 feet. 4. There is an existing ¾-inch water meter serving the existing building on the North side of the lot. There are two existing 1-inch water meters on the south side of the lot. One is for domestic water and the other is for irrigation. 5. There is an existing Fire water main located on the west side of the property 6. The development is subject to a water system development charge (SDC) fee. 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 1-1/2 inch meter is $17,430.00 and a 2-inch meter is $27,888.00. A water system redevelopment credit is applicable to all existing water meters if they are abandoned. Sewer 1. Sewer service is provided by the City of Renton 2. There is a 8-inch gravity wastewater main located in the middle of Lind Ave SW (Record DWG s- 009102) 3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-1/2 inch meter is $12,700.00 and a 2-inch meter is $20,320.00. Storm Drainage Comments 1. There is an existing 18-inch storm water main located on the east side of Lind Ave SW (Record DWG – R-179903). There is an active on-site private storm water conveyance system on the property that ties into the conveyance system on Lind Ave SW. 2. If any new impervious surfaces are proposed a surface water system development fee is $0.641 per square foot of new impervious surface area, but not less than $1,608.00. This is payable prior to issuance of the construction permit. 3. If any site work outside of the building envelop is proposed, refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Exist Peak). The site falls within the Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. If frontage improvements are needed however Lind Ave SW is a Minor Arterial with existing right of way width of 80 feet. As per RMC 4-6-060, the ROW width for a four lane Minor Arterial is 91 feet. The current width of 80 feet is not sufficient and would require half street improvements that include a new 0.5 foot wide curb, 8 foot wide landscaped planter, and an 8 foot wide sidewalk. The project requires the dedication of 5.5 feet of right of way (subject to final survey). 2. The 2017 transportation impact fee is $18.01 per square foot for Health and fitness clubs. The current property contains one warehouse building, the developer will receive a credit for the existing building use and will be required to pay the remaining fees. Fees are payable at the time of building permit issuance. 3. 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. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. GENERAL COMMENTS 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 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 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 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 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 AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 19, 2017 TO:Pre-Application File No. 17-000686 FROM:Matt Herrera, Senior Planner SUBJECT:The Kraken’s Lair Sports Center Project 846 Lind Ave SW 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 proposes to occupy an existing vacant 23,000 square foot warehouse and attached 1,200 square foot office space located at 846 Lind Ave SW (APN 192305-9064) with a new indoor recreation facility use consisting of volleyball education, training, and tournaments. No exterior site improvements are proposed. The subject property is a 1.35 acre interior lot with approximately 197 linear feet of frontage along Lind Ave SW. The warehouse building appears to share a common interior wall with the abutting property’s warehouse to the south. COR maps indicate the site is within a High Seismic Hazard Area. Current Use: The subject parcel contains an existing warehouse building that the applicant has indicated is currently vacant. A common wall is shared along the southern property line. Zoning and Land Use Designations: The subject property is located within the Medium Industrial (IM) zoning classification and Employment Area (EA) Comprehensive Plan designation. The proposed new indoor recreational facility is not a permitted use in the IM zone. A Tier II Temporary Use Permit allowing this use to be permitted for a limited period of time may be an option. See Permit Requirements section in this memo for additional information. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application. The Kraken’s Lair Sports Center Project Preapplication Meeting October 19, 2017 Minimum Lot Size, Width, Depth – None Lot Coverage – There is no maximum lot coverage for buildings in the IM zone. Building Height – There is no maximum building height in the IM zone. However, there are airport related height and use restrictions and in no case shall building height exceed the maximum allowed by RMC 4-3-020. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the IM zone for the subject property are 15-feet minimum front yard. The existing improvements appear to meet the above referenced bulk and dimensional limitations. Screening – Screening must be provided for all new or replaced roof top utility and mechanical equipment. Shielding shall consist of the following: roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, non-reflective barriers or enclosures. Refuse and Recycling Areas – Refuse and recycling areas shall meet the requirements of RMC 4- 4-090, “Refuse and Recyclables Standards.” For “other nonresidential” developments a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Outdoor refuse and recyclables deposit areas and collection points shall not be located within any required setback or landscape areas. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 at the time of application. Landscaping: 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. Any additional undeveloped right-of-way areas shall be landscaped. Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior lot landscaping area shall be a minimum of 5- feet in width (not including curb). Perimeter landscaping may not substitute for interior landscaping. Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2- inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90-percent coverage within 3-years. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. The proposed change of use and limited scope of proposed improvements would likely not trigger the above referenced landscaping requirements, however if remodel of the structure requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation then the site will be required to meet current landscaping standards. The Kraken’s Lair Sports Center Project Preapplication Meeting October 19, 2017 Significant Tree Retention: The applicant would be required to retain a minimum of 10-percent of the site’s significant trees. 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 application as defined in RMC 4-8-120. The applicant has not indicated that the proposed project would not require the removal of any trees. However, if any trees are to be proposed for removal, a formal tree retention plan would be reviewed at the time of site plan review or building permit application. Parking and Access: Aerial photos do not indicate any marked parking spaces on the subject property. Existing vehicle access is provided via a 30-foot wide driveway along Lind Ave SW approximately 24-feet south of the northern property line. Current parking standards would be required as the proposed change in use would likely require more parking spaces than the previous warehouse use. Additionally, approval criteria for a Temporary Use Permit includes the provision of adequate parking facilities and vehicle ingress and egress are provided to serve the temporary use and any existing uses on the site. The minimum and maximum number of parking spaces is 1 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. The proposal would also be required to provide bicycle parking based on 10 percent of the required number of parking stalls for commercial uses. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. Minimum width of drive aisles for 90 degree parking is 24-feet. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The applicant would be required to identify on the submitted site plan the required number of parking spaces that meet dimensional and fire lane access requirements and the location of required bicycle parking. Existing driveway access from Lind Ave SW appears to meet current requirements. See RMC 4-4-080 for parking requirements in their entirety. Critical Areas: The City’s COR mapping system has identified a Geologically Hazardous Area, specifically a High Seismic Hazard, on the subject property. Geotechnical studies would likely not be required with the proposed limited scope of work. Environmental Review: The change of use of a building in excess of 4,000 square feet and exceeds the exemption threshold for repair and remodeling activities (WAC 197-11-800(3)) and is subject to State Environmental Policy Act (SEPA) review. An environmental checklist must be submitted with the application. Permit Requirements: The proposed land use is not permitted in the IM zone, however the applicant may submit a Tier II Temporary Use Permit to use the site for the indoor recreational facility for a limited time. Be advised that a condition of the temporary use permit will be for the applicant to submit an application for a rezone. The applicant would be required to vacate the use if the rezone is ultimately not approved or at such time the temporary use application expires. The Kraken’s Lair Sports Center Project Preapplication Meeting October 19, 2017 The temporary use application and environmental checklist would be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2017 Master Application fee for the proposal is $1,751.00 ($200 for Temporary Use + $1,500 for SEPA + $51 for technology fee). Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction, building and sign permits would be required. Impact Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: A Fire impact fee currently for Leisure Facilities is $1.98 per square foot. The Transportation impact fee would likely correspond to a use in the fee schedule that is similar to the proposed use as indoor recreational facility is not specifically listed. Credit for the existing warehouse use would be provided. Next Steps: 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 Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment. Expiration: Temporary use permits are valid for up to one-year. An applicant may request that a permit be valid for up to 5-years at the time of application or prior to permit expiration.