HomeMy WebLinkAboutPRE_KC Renton Shop PreApp_Meeting_Summary_180823_v1PRE-APPLICATION MEETING FOR
KING COUNTY PARKS SHOP
PRE 18-000552
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 23, 2018
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewers: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@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).
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
______________________________________________________________________
DATE:August 23, 2018
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Comments for King County Parks Maintenance building
______________________________________________________________________
1. The preliminary fire flow is 2,250 gpm. A minimum of one hydrant is required
within 150-feet of the structure and two additional hydrants are required
within 300-feet of the structure. One hydrant is required within 50-feet of the
fire department connection. Maximum fire hydrant spacing of 300-feet on
center shall also be achieved. A looped water main is required to be installed
around the building when the fire flow exceeds 2,500 gpm. There are no
existing water mains feeding this area, it appears adequate fire flow is not
available at this site at this time. Water main extensions will be required to be
extended to and onto the site to provide adequate fire flow and service for the
required fire sprinkler systems. Fire hydrants shall not be located behind
vehicle parking or outside storage areas.
2. Fire impact fees are applicable at the rate of $0.26 per square foot of
commercial office space and $0.15 per square foot of industrial space. This
fee is paid at time of building permit issuance. Credit will be granted for the
area of total buildings removed.
3. Approved fire sprinkler and fire alarm systems are required throughout all three
buildings. Separate plans and permits required by the fire department. Direct
outside access is required to the fire sprinkler riser room. Fully addressable
and full detection is required for the fire alarm system.
4. Fire department apparatus access roadways are required within 150-feet of
all points on the building. Fire lane signage required for the on-site
roadways. Required turning radiuses are 25-feet inside and 45-feet
outside. Roadways shall be a minimum of 20-feet wide. Entryway gates
and lane dividers shall provide minimum 20-feet width clearance.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi point
loading.
5. Applicant shall provide a completed Hazardous Material Inventory
Statement prior to building permit issuance. Use of City of Renton form or
approved equivalent is required. Separate plans and permits required for
the installation/relocation of any fuel tanks associated with any proposed
electrical generator.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 23, 2018
TO:Clark Close, Planner
FROM:Jonathan Chavez, Civil Engineer III, Plan Review
SUBJECT:King County Parks Shop
3005 NE 4th ST
PRE18-000552
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)
1434000012. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone;
the static water pressure is approximately 101 psi at ground elevation of 330-feet.
The site is located within the Aquifer Protection Area, Zone 2.
There is an existing 12-inch City water main located in Access Road, south of the property that
can deliver a maximum capacity of 2800 gpm – (see Water plan no. W-04581D).
There is an existing 2-inch water meter serving building 3005.
Based on the review of project information submitted for the pre-application meeting, Renton Regional
Fire Authority has determined that the preliminary fire flow demand for the proposed development is
2,250 gpm including the use of an automatic fire sprinkler system. Per City Codes, a looped water main
around the building(s) is required when the fire flow demand exceeds 2,500 gpm.
The following developer’s installed water main improvements will be required to provide domestic and
fire protection service to the development including but not limited to:
1. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the Fire Authority based on the final fire flow demand and final site plan. A
hydrant is required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC).
2. Installation of a 12” on-site looped water main around the proposed building(s). The looped
water main shall be connected to the newly extended 12” water main in the Access Road.
i. A 15-foot utility easement will be required for the new water main(s), hydrants and
water meters within the property.
3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to each building. The fire sprinkler stub and related piping shall be done by
a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private
property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be
installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for
the installation of a DDCVA inside a building. The location of the DDCVA inside the building
must be pre-approved by the City Plan Reviewer and Water Utility.
4. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in
accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter
with size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The
meter vault shall be located within public right-of-way or within an easement on private
property.
5. Installation of a with a backflow prevention assembly on private property behind the domestic
water meter.
A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters
for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground
heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building
if a drainage outlet for the relief valve is provided and the location is pre-approved by the City
Plan Reviewer and City Water Utility Department.
6. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
7. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between
the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power,
gas, electrical) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is installed inside a steel casing.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2018 Development Fees Document on the City’s
website. Fees that are current 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 $3,727.00 per meter, 1-1/2
inch meter is $18,635.00 and a 2-inch meter is $29,816.00.
b. A water system redevelopment credit will apply for the existing domestic water meters
if they are abandoned.
c. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
d. SDC fees are assessed and payable at construction permit issuance.
e. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,850.00* per
service line, a 1-1/2 inch water service is $4,580.00* per service line and for $4,710.00*
for each 2-inch water service line. This is payable at construction permit issuance.
f. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch
meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building.
g. Final determination of applicable fees will be made after the water meter size has been
determined.
10. The development is subject to water system redevelopment fees based on the size of the
existing meters and if the existing meters are abandoned.
SEWER
1. This site is in the City of Renton’s sewer service area.
2. Currently, the site is served by a septic system. The project proposes to connect to the City’s
sewer system.
3. There is an existing 21-inch wastewater main located in NE 4
th Street (see City plan no. S-
050311).
4. The proposed sewer line will need to be shown within the drive lanes of the internal parking lot.
5. If floor drains are required by the building department, drains are required to be connected to
the sanitary sewer system. Flows shall be directed through the floor drains that are installed in
accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator.
6. For a ¾” water meeting the project shall be subject too East Renton Interceptor SAD Fee of
316.80.
7. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. 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-inch meter is $2,837.00 per meter, 1-1/2 inch meter is
$14,185.00 and a 2-inch meter is $22,696.00.
b. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. There is an existing 12-inch stormwater main located in NE 4
th Street, north of the property.
2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be
required. Based on the City’s flow control map, the site falls within the Flow Control Duration
Standard area matching Forested Site Conditions and is within the Lower Cedar Drainage Basin.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
RSWM.
3. The applicant will be required to provide basic enhanced water quality treatment. Any proposed
detention and/or water quality vault shall be designed in accordance with the RSWM that is
current 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 the
detention and/or water quality vault.
4. Appropriate on-site BMPs 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.
5. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre.
6. A geotechnical soils report for the site is required per the 2017 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 in
order 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. Storm drainage improvements along all public street frontages are required to conform to the
City’s street standards. Any new storm drain installed on or off-site shall be deigned and sized in
accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for future
runoff from the total upstream tributary area.
8. Surface water system development fee is $0.687 per square foot of new impervious surface, but
no less than $1,718.00. This is payable prior to issuance of the construction permit.
TRANSPORTATION
1. Site does not have direct frontage onto any public right of way.
2. Current and proposed site access is via driveways to a private access easement, which connects
to NE 4th Street.
3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
4. Parking lot construction shall be in accordance with City code 4-4-80G.
5. 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.
6. Transportation impact fee is applicable at time of building permit based on the type of land use.
Transportation impact fees that are current at the time of building permit is payable at the time
of building permit issuance. Information of the current impact fee rate based on land use type is
available in the City Fee Schedule available at city of Renton website
https://www.rentonwa.gov/search/default.aspx?q=fee+schedule&type=0,7922657-117|-
1,7922741-124.
GENERAL COMMENTS
1. 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 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.
A demo permit is required for the demolition of the existing building(s). The demo permit shall be
acquired through the building department.
POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS
FOR NEW DEVELOPMENT
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. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200
vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that
generate 20 vehicles per hour.
The developer shall select a registered professional engineer with adequate experience in
transportation planning and traffic engineering. Upon request, the Public Works Department will offer
potential candidates.
The analysis shall incorporate the following elements in the suggested format:
Introduction:
The introduction should, in a narrative fashion with graphics where appropriate to enhance the text,
describe the proposed development (including proposed time frame), establish study area boundaries
(study area should include all roadways and intersections that would experience a 5% increase in peak
hour traffic volumes as a result of the proposed development), describe existing and proposed land uses
within the study area, and describe the existing transportation system to include transit routes, roadway
and intersection conditions and configuration as well as currently proposed improvements. Roadways
and intersections to be analyzed will be determined through coordination with the Public Works
Department and Community Development staff.
Site Generated Traffic Volumes:
The analysis should present a tabular summary of traffic generated from the proposed development
listing each type of proposed land use, the units involved, trip generation rates used (to include total
daily traffic, AM peak hour and PM peak hour) and resultant trip generation for the time periods listed.
The trip generation information provided in the traffic impact study must be based on the current
edition of the ITE Trip Generation book.
Site Generated Traffic Distribution:
The distribution of site-generated traffic should be presented by direction as a percentage of the total
site generated traffic in a graphic format. The basis for the distribution should be appropriately defined.
Site Generated Traffic Assignment:
A graphic presentation should be provided illustrating the allocation of site-generated traffic to the
existing street network. The presentation should include Average Daily Traffic (ADT) and AM-PM peak
hour directional volumes as well as turning movements at all intersections, driveways, and roadways
within the study area.
Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed Development:
The report should include graphics, which illustrate existing traffic volumes as well as forecasted
volumes for the horizon year of the proposed development. Forecasted volumes should include a
projected growth rate and volumes anticipated by pending and approved developments adjacent to the
proposed development. If the development is multi-phased, forecasted volumes should be projected
for the horizon year of each phase. The site-generated traffic should then be added to the horizon year
background traffic to provide a composite of horizon year traffic conditions.
Condition Analysis:
Based upon the horizon year traffic forecasts with the proposed development, a level of service (LOS)
analysis should be conducted at all intersections (including driveways serving the site). Based upon this
analysis, a determination should be made as to the ability of the existing and proposed facilities to
handle the proposed development. The level of service (LOS) analysis technique may include any of the
commonly accepted methods.
An analysis should be made of the proposed project in light of safety. Accident histories in close
proximity to the site should be evaluated to determine the impact of proposed driveways and turning
movements on existing problems.
Mitigating Measures:
Based upon the results of the previous analysis, if it is determined that specific roadway improvements
are necessary, the analysis should determine what improvements are needed. If the developer can
reduce vehicular traffic by means of promoting transit and ridesharing usage, these methods are
acceptable.
Any proposed traffic signals should be documented with an appropriate warrant analysis of conditions in
the horizon year with the development. Traffic signals should not be contemplated unless they meet
warrants as prescribed in the Federal Highways “Manual on Uniform Traffic Control Devices”. Proposed
traffic signals shall provide coordination programs to compliment the system. Any modifications
necessary to insure safe and efficient circulation around the proposed site should be noted.
Conclusions:
This section should serve as an executive summary for the report. It should specifically define the
problems related directly to the proposed developments and the improvements necessary to
accommodate the development in a safe and efficient manner.
A draft report shall be presented to the Development Services Division so that a review might be made
of study dates, sources, methods, and findings. City Staff will then provide in writing all comments to the
developer. The developer will then make all necessary changes prior to submitting the final report.
K:\Preapps\2018\PRE18-000054_4502 NE 4th St Mixed-Use\02.Review Comments
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 23, 2018
TO:Pre-application File No. 18-000552
FROM:Clark H. Close, Senior Planner
SUBJECT:King County Parks Shop – 3005 NE 4th St
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 is located at 3005 NE 4th St near the intersection of NE
4th St and Jefferson Ave NE, adjacent to the Renton Public Health Center (APN 1434000012).
The 5.71-acre parcel is has a Comprehensive Land Use Designation of Employment Area (EA) is
zoned Light Industrial (IL). King County Parks is proposing to construct a new Renton Shops
facility to accommodate unmet service needs. The current facility no longer fully supports the
King County Parks Department’s needs. A new building and site improvements are needed to
assist the county in maintaining the more than 200 King County Parks. The project would include
three (3) new buildings, namely: a crew/administration building (Building A), a shops building
(Building B), and a large covered storage building (Building C). Building A would be a two-story
structure approximately 29,200 square feet. Building B would be a two-story structure roughly
16,600 square feet. Building C is a large covered storage building approximately 12,200 square
feet. The proposal includes 126 staff and visitor parking spaces onsite, as well as space for fleet
vehicles and large construction equipment storage. The project includes utility work and site
circulation improvements. The site is generally flat with a slight slope downward from east to
west and is located within the Aquifer Protection Zone 2, the Maplewood Ten Year Capture
Zone. The western portion of the site also contains limited regulated slopes (>15% & <=25%), as
identified in Renton COR Maps. The new parcel currently houses the existing King County Parks
Central Maintenance Facility and all existing buildings would be demolished. Access to the
facility would be available from a driveway off of the King County-owned private street along
the east property line.
3005 NE 4th St King County Parks Shop, PRE18-000552
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August 23, 2018
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Current Use: The existing facility consists of three (3) primary buildings (office, shop buildings
and covered and enclosed storage), employee parking, and a gravel-surface maintenance yard
with little vegetation. The existing buildings would be demolished.
Zoning: The subject property is zoned Light Industrial (IL). The purpose of the Light Industrial
Zone (IL) is to provide areas for low-intensity manufacturing, industrial services, distribution,
storage, and technical schools. Uses allowed in this zone are generally contained within
buildings. Material and/or equipment used in production are not stored outside. Activities in
this zone do not generate external emissions such as smoke, odor, noise, vibrations, or other
nuisances outside the building. Compatible uses that directly serve the needs of other uses in
the zone are also allowed. The proposed buildings would be considered “other government
offices and facilities” zoning uses as identified in the zoning use table, requires a Hearing
Examiner Conditional Use Permit. The proposed project involves more than a ten percent (10%)
increase in area or intensity of the use. As a result of the scope and scale of the proposed
project, the minor revision thresholds would be exceeded and the applicant would need to
apply for a Conditional Use Permit.
Density: N/A
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
(noted as “IL standards”).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in IL zone is 35,000
square feet. There is no minimum lot width or depth for new lots. The proposal appears to
comply with the lot size, width and depth requirements of the zone.
Building Standards – The IL zone allows a maximum building coverage of 65% of the total lot
area or 75% if parking is provided within the building or within a parking garage. The applicant
has indicated that the existing buildings would be demolished. Together the proposed building
have a combined building coverage of approximately 47,249 square feet which would comply
with the allowed building coverage allowed by the IL zone. The proposal’s compliance with the
building standards would be verified at the time of site plan review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required front yard and side yard setbacks in
the IL from a principal arterial street are 20 feet. The required front yard and side yard setbacks
in the IL from other streets is 15 feet provide that 20 feet is required if a lot is adjacent to or
abutting a lot zoned residential, such as an R-10. The required rear yard and side yard setback is
zero, except 20 feet if the lot is adjacent to or abutting a residential zone, such as the R-10 zone.
The applicant is proposing a front yard setback of approximately 93 from the east property line.
There are no maximum setback requirements. The buildings, as proposed, appear to comply the
setback requirements of the IL zone. It is the applicant’s responsibility to demonstrate
compliance with building setbacks at the time of formal application.
Building Height – The maximum building height that would be allowed in the IL zone is 50 feet,
except 100 feet if the lot is located in the Employment Area (EA). The applicant is proposing a 1-
story building and two (2) 2-story buildings. Buildings A has a proposed roof height of 28 feet 3
inches (28’-3”) and Building B has a proposed roof height of 34 feet (34’). As currently proposed,
the buildings would comply with the building height requirements of the IL zone. It is the
3005 NE 4th St King County Parks Shop, PRE18-000552
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August 23, 2018
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applicant’s responsibility to demonstrate compliance with building height requirements at the
time of formal application.
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).
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” For office development, a minimum of 2 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. For other nonresidential development, 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 for recycling and refuse deposit areas. Dimensions of the refuse and recyclables deposit
areas shall be of sufficient width and depth to enclose containers for refuse and recyclables, and
to allow easy access. Based on the proposed area of 29,200 square feet of office space and
28,800 square feet of commercial space the development would be required to provide 145
square feet of recyclable deposit areas and 348 square feet of refuse deposit area (sum total
493 square feet). The site plan did not identify a refuse and recycling enclosure area for the
onsite buildings. The proposal would need to demonstrate compliance with the refuse and
recycling standards of the code at the time of land use application. If necessary, you can could
request a modification to the Refuse and Recycling standards per RMC 4-4-090F.
Landscaping: 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. Project that are abutting less intensive uses, such as
a nonresidential development in a residential zone, would require a fifteen-foot (15') wide
partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, along common property lines. A fifteen foot (15’) perimeter landscape
strip is required on the outside of a storm drainage facility fence. Planting shall be consistent
with the Surface Water Design Manual and trees are prohibited on any berm serving a drainage-
related function. Trees and shrubs are also prohibited within the fenced area and within ten feet
(10’) of any manmade drainage structure (e.g., catch basins, ditched, pipes, vaults, etc.). Please
refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A conceptual landscape plan must be provided with the formal land use
application as prepared by a registered Landscape Architect, a certified nurseryman or other
certified professional.
Perimeter Parking Lot Landscaping – The applicant is proposing 8 to 17 ½ feet of landscaping
around the perimeter of the site for screening. Outside storage lots shall be effectively screened
by a combination of landscaping and fencing along the perimeter. A minimum of ten feet (10')
landscaped strip is required between the property lines along public rights-of-way and the
fence. All parking lots shall have perimeter landscaping at least 10 feet in width measured from
the street right-of-way (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 (90%) coverage within 3 years of installation.
3005 NE 4th St King County Parks Shop, PRE18-000552
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August 23, 2018
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Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A conceptual landscape plan and landscape analysis meeting the requirements
in RMC 4-8-120D.12, shall be submitted at the time of application for land use application.
Interior Parking Lot – Per RMC 4-4-070F.6.b Minimum Amounts of Interior Parking Lot
Landscaping, surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
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
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan must be provided with the formal land
use application as prepared by a registered Landscape Architect, a certified nurseryman or
other certified professional.
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
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 an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention worksheet would
be required with the land use application. An inventory, retention plan, and arborist report
would be required with the application if significant trees are to be removed.
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. A wall taller than four feet (4') requires a
building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard;
fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a
3005 NE 4th St King County Parks Shop, PRE18-000552
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K:\Preapps\2018\PRE18-000552_3005 NE 4th St King County Parks Shop\02.Review Comments
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. New or existing fencing would need to comply with the fence requirements of
the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information
about fences and retaining walls. The site plan includes ecology block walls up to 8 feet tall
near the western property line. An 8-foot tall site fence is also being proposed throughout the
site.
Parking: The following ratios would be applicable based on the proposed use of the site. Any
mmodification of these minimum or maximum standards requires written approval from the
Department of Community and Economic Development.
USE NUMBER OF REQUIRED SPACES
Offices, general: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.
Shops:A minimum and maximum of 2.0 per 1,000 square feet of net floor area.
The submittal materials did not include net square footages of the uses, therefore, the number
of net parking stalls required could not be determined. The project description did include the
estimated square footages of the individual uses, such as 29,200 square feet of new office space
and 16,600 square feet of shop space. Using the estimated square footages, the office space
would be required to provide between 58 and 131 parking stalls and the shops would need to
provide 33 parking stalls. Together the project would need to provide between 91 and 164
paved parking stalls. The preliminary site plan shows 126 paved visitor and staff formal parking
stalls. The site plan also shows parking space for fleet vehicles and large construction equipment
storage. The applicant would be required to demonstrate compliance with the parking
requirements based on the net square footage of the commercial uses, at the time of formal
application.
The appropriate amount of ADA accessible stalls is based on the total number of parking spaces
that will be required at the time of building permit application. ADA accessible stalls must be a
minimum of 8 feet (8’) in width by 20 feet (20’) in length, with an adjacent access aisle of 8 feet
in width for van accessible spaces. A standard parking stall shall be a minimum of nine feet (9')
in width measured from a right angle to the stall sides and a minimum of eighteen feet (18’) in
length. A formal site plan with parking would be reviewed at the time of the land use
application.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include,
but is not limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities. An increase greater than 25 percent would
also require a formal modification pursuant to RMC 4-9-250D.
3005 NE 4th St King County Parks Shop, PRE18-000552
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The proposal would be required to provide bicycle parking based on 10 percent (10%) of the
required number of off-street vehicle parking spaces for the office and shops. Each bicycle
parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead
clearance of seven feet (7'). Bicycle parking 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. Bicycle parking shall be conveniently located with
respect to the street right-of-way and must be within fifty feet (50') of at least one main building
entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-
080F.11.b-c for further general and specific bicycle parking standards.
Access: 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.
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.
Critical Areas: There appears to be no wetland or streams on the project site. The site is located
within the Aquifer Protection Zone 2. The overall purpose of the aquifer protection regulations
is to protect aquifers used as potable water supply sources by the City from contamination by
hazardous materials. All fill material regarding quality of fill and fill material source statement
requirements, within aquifer protection areas, are required per RMC 4-3-050H.8. It is the
applicant’s responsibility to ascertain if any critical areas or environmental concerns are
present on the site during site development or building construction.
Please note that if there is a potential Category 1 or 2 wetland within three hundred feet
(300') of a proposal, the City may require an applicant to conduct a study even if the wetland
is not located on the subject property but it is determined that alterations of the subject
property are likely to impact the wetland in question or its buffer.
Environmental Review: An Environmental (SEPA) Review is required due to the scope of the
project. An environmental checklist must be submitted with the land use application.
Permit Requirements: The proposal would require Hearing Examiner Conditional Use Permit,
SEPA Environmental Review, and Administrative Site Plan Review along with all associated
building permits. The purpose of the Site Plan process is the detailed arrangement of project
elements so as to be compatible with the physical characteristics of a site and with the
surrounding area. An additional purpose of the Site Plan is to ensure quality development
consistent with City goals and policies. General review criteria includes the following:
Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
o Off-Site Impacts. Mitigation of impacts to surrounding properties and uses.
o On-Site Impacts. Mitigation of impacts to the site.
o Appropriate Location. Not to result in overconcentration of a particular use.
o Access and Circulation. Safe and efficient access and circulation for all users.
3005 NE 4th St King County Parks Shop, PRE18-000552
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o Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation
by the occupants/users of the site.
o Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect
existing natural systems where applicable.
o Services and Infrastructure. Availability of public services and facilities to
accommodate the proposed use.
o Phasing. Inclusion of a detailed sequencing plan with development phases and
estimated time frames, if applicable.
A Site Plan Review application, Hearing Examiner Conditional Use Permit and environmental
checklist are reviewed concurrently in an estimated time frame of 12 weeks once a complete
application is accepted. The 2018 application fees are as follows: Hearing Examiner Conditional
Use is $3,000, Administrative Site Plan Review is $2,500 and SEPA Review (Environmental
Checklist) is $1,500. Each 2018 modification request is $250. A 5% technology fee would also be
assessed at the time of land use application. All fees are subject to change. Detailed information
regarding the land use application submittal can be found on the City’s new website by clicking
“Land Use Applications” on the Community & Economic Development page, then “All Forms (A
to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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 at https://www.rentonwa.gov/cms/
one.aspx?portalId=7922741&pageId=9666400.
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits,
Site Plan (Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to
inform the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process. The
applicant must follow the specifications provided in the public information sign handout (see
land use forms on City website). The applicant is solely responsible for the construction,
installation, maintenance, removal, and any costs associated with the sign.
Public Outreach Sign: Public Outreach Signs are required for projects with an estimated value
equal or greater than ten million dollars ($10,000,000). Public Outreach Signs are intended to
supplement information provided by Public Information Signs by allowing an applicant to
develop a personalized promotional message for the proposed development. The sign is also
intended to provide the public with a better sense of proposed development by displaying a
colored rendering of the project and other information that lends greater understanding of the
project.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
3005 NE 4th St King County Parks Shop, PRE18-000552
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The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting shall occur after a pre-
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following 2018 impact fees would be required prior to the issuance of building permits.
A Fire Mitigation fee currently assessed at a rate of $0.26 per square foot of commercial
office space and $0.15 per square foot of industrial space.
A Transportation Mitigation Fee assessed at $7.29 per square foot of general office
space and light industrial use is assessed at $4.75 for the shop.
Next Steps: When the formal application materials are complete, the applicant will have the
materials pre-screened with the project manager at the 6th floor front counter prior to
submitting the complete application package. Please contact Clark Close, Senior Planner at 425-
430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration: Once the Site Plan application has been approved, the applicant has two years to
comply with all conditions of approval and to apply for any necessary permits before the
approval becomes null and void. The approval body that approved the original application may
grant a single two-year extension. The approval body may require a public hearing for such
extension.
Ferndale Ave NEAccess RdAccess RdN E 2 n d P lN E 3 rd S tMonroe Ave NE1434000010
1434000012
1434000020
1623059046
1623059052 1623059058
1623059059
1623059062
1623059103
16230591111623059112
1623059114
1623059115
1623059117 1623059120
1623059128
1623059130
1623059133
1623059142
1623059143
1623059144
4307310300
4307351230
8880900000
PATH : G:\PROJECTS\WA SHINGTON \KI NG_COUNTY_0000 1 9\RENTON_SH OP_100 94727\7.2_WP\M AP_DOCS\VICINITY_MAP.MXD - USER: MDALZELL - DATE: 5/25/2018
0 100 200Feet
O
DATA SOURCE: Parcel and Street - Cityof Renton (2018), Aerial - King County(2015)
LEGEND
Project Site
Parcel
PROJECT VICINITY MAP
KING COUNTY | RENT ON SHOP
1 inch = 200 feet
SIGNIFICANT SLOPE10'-0" BUFFER
15'-0" FRONT YARD
150'-0" EASEMENT
10'-0"
BUILDING A
BUILDING B
BUILDING C
CANOPY
CANOPY
WALK WAY
CANOPY
15'-0" BUFFER
10'-0" EASEMENT
30'-0" EASEMENT -PROPOSED
CANOPY
PHASE 1PHASE 2
PHASE 1PHASE 2
SITE FENCE, 8'-0" TALL
SITE WALL, 8'-0" TALL
SITE FENCE 8'-0" TALL
SITE FENCE,
8'-0" TALL
ECOLOGY
BLOCK WALL,
8'-0" TALL
ECOLOGY BLOCK
WALL, 6'-0" TALL,
TYP. @ YARD BINS
BUILDING EXIT
MAIN BUILDING
ENTRY / EXIT
BUILDING EXITBUILDING EXITBUILDING EXIT
Pick-Up
Truck
Flatbed
Pick-Up
Truck
Flatbed
SUVDump
Trailer
Utility
Trailer
Staff Staff Staff Staff Staff Staff
Staff
(EV)
Staff
(EV)
ADA
Van
+
Aisle,
EV
Charging
ADA
Van
+
Aisle
ADA
+
Aisle
ADA
+
Aisle
ADA
+
Aisle
ADA
+
Aisle
ADA
+
Aisle
Truck
Truck
Truck
TruckTruckTruckVan
Van Staff
SheriffStaffStaff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
(C)
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
SheriffStaff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Visitor
Visitor
Visitor
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
Staff
(EV)
Staff
(EV)
Staff
StaffHydroseederMowerBrush
Cutter
Mixer
Compressor
Slope
MowerPower
Carrier
TD
Storage
EO
Storage
Sweeper
Truck Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Boat
Refuse
Truck
Utility
Trailer
Utility
Trailer
Utility
Trailer
Utility
TrailerWaterTank (Swap)Utility
Trailer
Rail
Truck
Flatbed
Rail
Truck
FlatbedPick-UpTruckTruck
Pick-UpTruckTruck
Pick-upTruckPick-upTruckPick-upTruckPick-upTruckTruck
SUV
REFUSE
CONTAINERS
(SWAP)
Flatbed
Truck
(Swap)
Bucket
Truck
StaffStaff StaffStaffStaff Staff Staff StaffStaff Staff
Staff
(C)
StaffStaffStaff
Steel Plate
Storage
Fence Panel
Storage
Yard Vaults
10'-0" MIN
Broken
Concrete
Waste
Metal
Wood
Concrete
Washout
Washout Area
for Spray Equip
FENCE AT PROPERTY LINE, SEE LANDSCAPEPROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
BUILDING EXITBUILDING ACCESS, TYP.
BUILDING ENTRY/EXIT, TYP.BackhoeRollerGrader
Concrete
Mixer
(Swap)
5
Yard
(Swap)Mower/GroomerCrew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cap
Pick-Up
Crew
Cap
Pick-Up
Crew
Cap
Pick-Up
Crew
Cap
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-Up
Crew
Cab
Pick-UpTRAILER(2-AXEL)TRAILER(3-AXEL)EXCAVATOREXCAVATORTRAILER(3-AXEL)EXCAVATOR10
YARD
SWAP
TRUCK
10
YARD
DUMP
10
YARD
DUMPTRAILER(2-AXEL)Truck/
Equipment
Wash
VAN
Truck
10
YARD
DUMPTRAILER(2-AXEL)10
YARD
DUMP
(SWAP)
REFUSE
CONTAINERS
(SWAP)
SUV
SUV
SUV
(6)
Tractor
Attachment
Staff
StaffTractorTractorGatorTractor MowerMowerTractorTractorSide
by
Side
Mule
Staff
Staff
CHEMICAL
STORAGE
SHEDS
93 SF
Hose Off
86 SF
Elevated
Water
Spigot
FUTURE
EXPANSION
OUTLINE CISTERNS,
TYPICAL
BUILDING EXIT5YARDDUMPBOX(SWAP)HYDROSEEDER
SKID
Utility
Trailer
Utility
Trailer
FLATBED
(SWAP)
TruckTruckTruckTruck
Crew
Cab
Pick-Up(2)(2)
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
PLAN
NORTH
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
ARCH.
STRUCT.
CIVIL
L. ARCH.
ENG.
PROJECT MANAGER DESIGN TEAM
of
C:\rvt\2018\A-Yard-central_KKILLIAN.rvt7/5/2018 2:00:13 PMCOMPOSITE PLAN -SITE
17019
3005 NE 4th Street
Renton, WA 98056
BASELINE DRAFT
A-051
17019
TBD
SRBC
07/02/2018
TBD
TBD
TBD
Renton Shop
HDR & McLENNAN DESIGN
HDR
BERGER PARTNERSHIP
RUSHING
LUND OPSAHL
PROJECT MANAGER Renton Shop
1" = 30'-0"1 COMPOSITE PLAN - SITE
22
5
Parking Schedule - Summary
Mark Type
Crew 4 - Back Country Trails
Crew Cab Pick-Up 12X30
4
Utility Trailer 12X30
1
Rail Truck Flatbed 9X20
1
6
Crew 5 - Central Trail Utility Crew
Crew Cab Pick-Up 12X30
3
Pick-Up Truck 9X20
2
Utility Trailer 12X30
3
Van 10X20
1
9
Crew 6 - Cougar Mountain
District
Van 10X20
1
Crew Cab Pick-Up 12X30
5
Utility Trailer 12X30
2
8
Staff & Visitor Parking
Staff (C) 8.5X16
39
Sheriff 9X20
2
Staff 9X20
94
Visitor 9X20
3
ADA + Aisle ADA
Stall +
Aisle
5
ADA Van + Aisle ADA
Van
Stall +
Aisle
1
ADA Van + Aisle, EV
Charging
ADA
Van
Stall +
Aisle
1
Staff (EV) 9X20
4
149
Stores
SUV 9X20
1
1
234
Parking Schedule - Summary
Mark Type
Crew 2 - Grounds
SUV 10X20
1
Pick-Up Truck Flatbed
2
FLATBED (SWAP) 12X30
1
Rail Truck Flatbed 9X20
1
5 YARD DUMP BOX
(SWAP)
12X30
1
Crew Cab Pick-Up 12X30
3
HYDROSEEDER SKID 12X30
1
Pick-up Truck 9X20
4
REFUSE
CONTAINERS (SWAP)
12X30
1
TRAILER (3-AXEL) 12X30
2
TRAILER (2-AXEL) 12X30
3
REFUSE
CONTAINERS (SWAP)
12X30
1
Water Tank (Swap) 12X30
1
Sweeper Truck 12X30
1
10 YARD DUMP 12X40
3
10 YARD DUMP
(SWAP)
12X40
1
10 YARD SWAP
TRUCK
12X40
1
Refuse Truck 12X40
1
EXCAVATOR 12X40
3
32
Crew 3 - Veg & Turf
Crew Cap Pick-Up 12X30
4
SUV 10X20
1
VAN 9X20
1
Boat 12X30
1
Flatbed Truck (Swap) 12X30
1
Utility Trailer 12X40
1
9
Parking Schedule - Summary
Mark Type
Parking - Covered
Crew 2 - Grounds
TD Storage 10X10
1
EO Storage 10X10
1
Slope Mower 10X10
1
Backhoe 12X30
1
Roller 12X30
1
Grader 12X30
1
Concrete Mixer (Swap) 12X30
1
5 Yard (Swap) 12X30
1
8
Crew 3 - Veg & Turf
Tractor 10X20
2
Tractor Attachment 10X10
6
Hydroseeder 10X20
1
Mower 10X20
1
Brush Cutter 10X20
1
11
Crew 4 - Back Country Trails
Power Carrier 5X5
3
3
Crew 5 - Central Trail Utility Crew
Gator 9X20
2
Tractor 10X20
1
Mower 10X20
2
5
Crew 6 - Cougar Mountain
District
Power Carrier 5X5
1
Mower/ Groomer 12X30
1
Side by Side Mule 9X20
2
Tractor 10X20
2
6
33
Parking - Uncovered
Crew 1 - Crafts
Mixer 10X10
1
Compressor 10X10
1
Crew Cab Pick-Up 12X30
1
Utility Trailer 9X20
1
Dump Trailer 9X20
1
Truck 9X20
14
Bucket Truck 12X30
1
20
MARK DATE DESCRIPTION
30'15'60'0
SCALE: 1" = 30'-0"
REVISED 2 JULY 2018REVISED 20 JULY 2018
HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"ABAAADACATAVAXAZAABAADAAFAAHASAUAWAYAAAAACAAEAAGAAJLOW ROOF8' -0"AAKAEAFAGAHAJAKALAMANAPAQARTM-1?GL-2GL-2WD-2MT-2MT-1GL-3GL-3GL-3GL-2GL-3WD-1WD-1GL-2MT-1OPERABLE WINDOW, TYP.GL-3?OPERABLE WINDOW, TYP.GL-3GL-3WD-2WD-2WD-2MT-2WD-2MT-5HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"ABAAADACATAVAXAZAABAADAAFAAHASAUAWAYAAAAACAAEAAGAAJLOW ROOF8' -0"AAKAEAFAGAHAJAKALAMANAPAQARWD-3WD-1CONC-1GL-1CONC-1CONC-1MT-2GL-1GL-3WD-1WD-1GL-2GL-3CONC-1CONC-1GL-3OPERABLE WINDOW, TYP.GL-3GL-3OPERABLE WINDOW, TYP.WD-2WD-1WD-1MT-2MT-2HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"A4A2A5A1LOW ROOF8' -0"A3WD-4MT-1WD-2CONC-1MT-1MT-2MT-2MT-2GL-3WD-1WD-2WD-3HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"A4A2A5A1LOW ROOF8' -0"A3MT-2WD-1GL-3GL-3GL-1GL-2OPERABLE WINDOW, TYP.WD-2WD-1GL-3MT-2TM-1RKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYS08'-0" 16'-0" 32'-0"PLANNORTHNOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNARCH.STRUCT.CIVILL. ARCH.ENG.PROJECT MANAGERDESIGN TEAMofKEY PLANC:\Users\Blake Gallagher\Documents\A-Admin-Flat-Conf-central_blake.gallagher@mclennan-design.com.rvt6/14/2018 3:52:01 PMCOMPOSITE ELEVATIONS170193005 NE 4th StreetRenton, WA 98056A-201-A17019TBDSRBC04/09/2018TBDTBDTBDRenton ShopHDR & McLENNAN DESIGNHDRBERGER PARTNERSHIPRUSHINGLUND OPSAHLPROJECT MANAGERRenton Shop1/16" = 1'-0"3COMPOSITE ELEVATION - NORTH1/16" = 1'-0"4COMPOSITE ELEVATION - SOUTH1/16" = 1'-0"2COMPOSITE ELEVATION - WEST1/16" = 1'-0"1COMPOSITE ELEVATION - EAST2212CONC-1 EXPOSED CONCRETEGL-1 STOREFRONT GLAZING SYSTEM 1GL-2 PUNCHED WINDOW GLAZING SYSTEMGL-3 STOREFRONT GLAZING SYSTEM 2MT-1 CORRUGATED METAL SIDINGMT-2 METAL FASCIAMT-3 METAL GUTTER/SCUPPERTM-1 CAST-IN-PLACE CONCRETEWD-1 WOOD RAINSCREEN TYPE 1WD-2 WOOD RAINSCREEN TYPE 2WD-3 EXPOSED DIMENSIONAL WOOD SCREEN SYSTEMWD-4 EXPOSED STRUCTURAL WOODMARK DATE DESCRIPTIONREVISED 2 JULY 2018REVISED 20 JULY 2018
SITE LEVEL 10"B MEZZ13' -0"B ROOF34' -0"BBBCBDBEBFBGBLMT-1MT-1GL-1BJBKBHMT-2MT-2OVERHEAD ROLLUP DOOR, TYP.MT-2CONC-1GL-2,TYP.SITE LEVEL 10"B MEZZ13' -0"B ROOF34' -0"BBBCBDBEBFBGBLMT-1CONC-1BJBKBHMT-2OVERHEAD ROLLUP DOOR, TYP.MT-2GL-2,TYP.SITE LEVEL 10"B MEZZ13' -0"B ROOF34' -0"B5B3B2B4MT-2MT-1CONC-1MT-5GL-1SITE LEVEL 10"B MEZZ13' -0"B ROOF34' -0"B5B3B2B4MT-1MT-2MT-5GL-1CONC-1RKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYS08'-0" 16'-0" 32'-0"PLANNORTHNOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNARCH.STRUCT.CIVILL. ARCH.ENG.PROJECT MANAGERDESIGN TEAMofKEY PLANC:\Users\Blake Gallagher\Documents\A-Shop-central_blake.gallagher@mclennan-design.com.rvt6/13/2018 4:14:03 PMCOMPOSITE ELEVATIONS170193005 NE 4th StreetRenton, WA 98056Project StatusA-201-B17019TBDSRBC04/09/2018TBDTBDTBDRenton ShopHDR & McLENNAN DESIGNHDRBERGER PARTNERSHIPRUSHINGLUND OPSAHLPROJECT MANAGERRenton Shop1/16" = 1'-0"1COMPOSITE ELEVATION - NORTH1/16" = 1'-0"2COMPOSITE ELEVATION - SOUTH1/16" = 1'-0"3COMPOSITE ELEVATION - WEST1/16" = 1'-0"4COMPOSITE ELEVATION - EAST2216CONC-1 EXPOSED CONCRETEGL-1 INSULATED GLAZING UNITGL-2 INSULATED GLAZING UNIT, TEMPEREDMT-1 METAL PANEL - COLOR 1MT-2 METAL FASCIAMT-3 METAL GUTTER/SCUPPERMT-5 METAL PANEL - COLOR 2TM-1 THERMAL MASS WALLWD-1 WOOD RAINSCREEN TYPE 1WD-2 WOOD RAINSCREEN TYPE 2WD-3 EXPOSED DIMENSIONAL WOOD SCREEN SYSTEMWD-4 EXPOSED STRUCTURAL WOODMARK DATE DESCRIPTIONREVISED 2 JULY 2018REVISED 20 JULY 2018
Project No.
Date:
17019
Renton Shop
3005 NE 4th Street
Renton, WA 98056
05/16/2018
BASELINE DRAFT
REVISED 2 JULY 2018REVISED 20 JULY 2018
Crew 2 -
Grounds
892 SF
Crew 5 -
Central
Trail Utility
592 SF
Crew 3 -
Veg & Turf
Management
592 SF
Crew 6 -
Cougar
Mountain
District
619 SF
Crew 6 -
Supervisor
II or PDMC
115 SF
Crew 3 -
Engineer
III
116 SF
Crew 2 -
Supervisor
II
116 SF
Arborist
239 SF
Crew 5 -
Supervisor
II or PDMC
115 SF
Shared
Crew
Resources
115 SF
Crew 1 -
Supervisor
II
116 SF
Crew 4 -
Supervisor
II
116 SF
Crew 4 -
PS II
Shared
Office
238 SF
Crew 1 -
Crafts
923 SF
Lockers
Redundant Room
Crew 4 -
Back
Country
Trails
592 SF
Mens Crew
Restroom
155 SF
Womens
Crew
Restroom
155 SF
Laundry
116 SF
Shower /
Changing
Room
56 SF
Shower /
Changing
Room
56 SF
Mud Room
305 SF
Locker
Rooms,
Drying
Room
892 SF
Mechanical
Room
617 SF
Table/Chair
Storage
379 SF
Kitchenette/Coffee
Area
485 SF
Men's
117 SF
Women's
117 SF
Janitorial
Supply
Room
80 SF
Recycling
Storage
99 SF
Elevator
63 SF
Reception/Event
Space
1230 SF
Vestibule
102 SF
Training
Room
1956 SF
Lunch/Break
Room
1216 SF
89'-0"
50'-0"
78'-0"
IDF Room
150 SF
Electrical
Room
150 SF
Fire
Sprinkler
Riser
Room
84 SF
35'-0"
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
0 8'-0" 16'-0" 32'-0"
PLAN
NORTH
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
ARCH.
STRUCT.
CIVIL
L. ARCH.
ENG.
PROJECT MANAGER DESIGN TEAM
of
C:\rvt\2018\A-Yard-central_KKILLIAN.rvt7/2/2018 8:53:28 AMLIFE SAFETY-BUILDING A
17019
3005 NE 4th Street
Renton, WA 98056
BASELINE DRAFT
G-101-A
17019
TBD
SRBC
05/16/2018
TBD
TBD
TBD
Renton Shop
HDR & McLENNAN DESIGN
HDR
BERGER PARTNERSHIP
RUSHING
LUND OPSAHL
PROJECT MANAGER Renton Shop
PARTITION RATING GRAPHICS:
4 HR FIRE BARRIER
3 HR FIRE BARRIER
2 HR FIRE & SMOKE BARRIER
2 HR FIRE BARRIER
2 HR FIRE BARRIER/SHAFT
1 HR FIRE & SMOKE BARRIER
1 HR FIRE BARRIER
1 HR FIRE BARRIER/SHAFT
SMOKE PARTITION (NON RATED)
NON RATED
PARTITION RATING GRAPHIC DESIGNATION: PRIORITY
1 HIGHEST
5 LOWEST
4
3
2
PARTITIONS REQUIRED TO BE SMOKE RESISTANT, FIRE RESISTANT, OR BOTH
FIRE AND SMOKE RESISTANT ARE SHOWN GRAPHICALLY ON PLANS WITH
HATCH PATTERNS.
22
2
1/16" = 1'-0"1 BUILDING A FIRST FLOOR LIFE SAFETY PLAN
MARK DATE DESCRIPTION
324 > 96 INCHES : OK
TOTAL: 324 INCHES
1 X 72= 72 INCHES
EGRESS CAPACITY PROVIDED 7 X 36 INCHES= 252 INCHES
476 PEOPLE X .2 INCHES/PERSON = 95.2 INCHES SAY 96 INCHES
EGRESS CAPACITY FACTORS (IBC 2015, 1005.3.1) .2 INCHES/PERSON
OCCUPANT LOAD:476 PEOPLE
LEVEL 1 EGRESS CAPACITY ANALYSIS:
REVISED 2 JULY 2018REVISED 20 JULY 2018
44'-0"
78'-0"62'-0"48'-0"
57'-0"
51'-0"51'-0"51'-0"51'-0"51'-0"51'-0"
Grounds
Shop
813 SF Metals
Shop
1600 SF
Paint Shop
2006 SF
Carpenter
Shop
2612 SF
Laser
Cutter
213 SF
Plumbing/Irrigation
Shop
805 SF
Electrical
Shop
786 SF
Veg Mgmt
/ Turf Shop
786 SF
Back
Country
Trails
786 SF
Cougar
Mountain
District
786 SF
Central
Trails
786 SFStores
1539 SF
Elevator
58 SF
Electrical
Room
130 SF
Fire
Sprinkler
Riser
Room
84 SF
Restroom
42 SF
Restroom
43 SF
Restroom
43 SF
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
0 4'-0" 8'-0" 16'-0"
PLAN
NORTH
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
ARCH.
STRUCT.
CIVIL
L. ARCH.
ENG.
PROJECT MANAGER DESIGN TEAM
of
C:\rvt\2018\A-Yard-central_KKILLIAN.rvt7/2/2018 8:53:30 AMLIFE SAFETY-BUILDING B
17019
3005 NE 4th Street
Renton, WA 98056
BASELINE DRAFT
G-101-B
17019
05/11/18
Approver
Checker
Author
05/16/2018
05/11/18
05/11/18
05/11/18
Renton Shop
HDR & McLENNAN DESIGN
HDR
BERGER PARTNERSHIP
RUSHING
LUND OPSAHL
PROJECT MANAGER Renton Shop
1/16" = 1'-0"1 BUILDING B FIRST FLOOR- LIFE SAFETY PLAN
PARTITION RATING GRAPHICS:
4 HR FIRE BARRIER
3 HR FIRE BARRIER
2 HR FIRE & SMOKE BARRIER
2 HR FIRE BARRIER
2 HR FIRE BARRIER/SHAFT
1 HR FIRE & SMOKE BARRIER
1 HR FIRE BARRIER
1 HR FIRE BARRIER/SHAFT
SMOKE PARTITION (NON RATED)
NON RATED
PARTITION RATING GRAPHIC DESIGNATION: PRIORITY
1 HIGHEST
5 LOWEST
4
3
2
PARTITIONS REQUIRED TO BE SMOKE RESISTANT, FIRE RESISTANT, OR BOTH
FIRE AND SMOKE RESISTANT ARE SHOWN GRAPHICALLY ON PLANS WITH
HATCH PATTERNS.
MARK DATE DESCRIPTION
576 > 34 INCHES : OK
TOTAL: 576 INCHES
3 X 48 INCHES= 144 INCHES
EGRESS CAPACITY PROVIDED 12 X 36 INCHES= 432 INCHES
166 PEOPLE X .2 INCHES/PERSON = 33.2 INCHES SAY 34 INCHES
EGRESS CAPACITY FACTORS (IBC 2015, 1005.3.1) .2 INCHES/PERSON
OCCUPANT LOAD:166 PEOPLE
LEVEL 1 EGRESS CAPACITY ANALYSIS:
REVISED 2 JULY 2018REVISED 20 JULY 2018
12 Person
Conference
Room
414 SF
12 Person
Conference
Room
414 SF
16 Person
Conference
Room
601 SF
Supervisor
III
125 SF
Supervisor
III
114 SF
Supervisor
II
114 SF
Supervisor
II
114 SF
Fiscal
Specialist
III
125 SF
Archeologist
(PPM III)
114 SF
Inventory/
Purchasing
Specialist
114 SF
Program
Manager
IV
114 SF
Administrator
III
114 SF
HR
Manager
114 SF
Supervisor
II LEAN
114 SF
Fiscal
Specialist
114 SF
Sherrif
Supervisor
114 SF
Admin
Specialist
III
114 SF
Capital
Project/Liaison
114 SF
Confidential
Call/Lactation
Room/Wellness/First
Aid Room
109 SF
Restroom
37 SF
Elev.
63 SF
Restroom
37 SF
Media
Storage
137 SF
Ops
Section
Manager
174 SF
Assistant
Ops
Manager
174 SF
Unassigned
Office
114 SF
Sheriff
234 SF
Open
Workstations
929 SF
Files
Storage
137 SF
Printing/Copier
200 SF
81'-0"
130'-0"
Restroom
63 SF
73'-0"
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
0 8'-0" 16'-0" 32'-0"
PLAN
NORTH
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
ARCH.
STRUCT.
CIVIL
L. ARCH.
ENG.
PROJECT MANAGER DESIGN TEAM
of
C:\rvt\2018\A-Yard-central_KKILLIAN.rvt7/2/2018 8:53:34 AMLIFE SAFETY-BUILDING A
17019
3005 NE 4th Street
Renton, WA 98056
BASELINE DRAFT
G-102-A
17019
05/11/18
Approver
Checker
Author
05/16/2018
05/11/18
05/11/18
05/11/18
Renton Shop
HDR & McLENNAN DESIGN
HDR
BERGER PARTNERSHIP
RUSHING
LUND OPSAHL
PROJECT MANAGER Renton Shop
1/16" = 1'-0"1 BUILDING A SECOND FLOOR LIFE SAFETY PLAN
PARTITION RATING GRAPHICS:
4 HR FIRE BARRIER
3 HR FIRE BARRIER
2 HR FIRE & SMOKE BARRIER
2 HR FIRE BARRIER
2 HR FIRE BARRIER/SHAFT
1 HR FIRE & SMOKE BARRIER
1 HR FIRE BARRIER
1 HR FIRE BARRIER/SHAFT
SMOKE PARTITION (NON RATED)
NON RATED
PARTITION RATING GRAPHIC DESIGNATION: PRIORITY
1 HIGHEST
5 LOWEST
4
3
2
PARTITIONS REQUIRED TO BE SMOKE RESISTANT, FIRE RESISTANT, OR BOTH
FIRE AND SMOKE RESISTANT ARE SHOWN GRAPHICALLY ON PLANS WITH
HATCH PATTERNS.
MARK DATE DESCRIPTION
108 > 25 INCHES : OK
TOTAL: 108 INCHES
1 X 48 INCHES= 48 INCHES
STAIRWAY EGRESS CAPACITY PROVIDED 1 X 60 INCHES= 60 INCHES
81 PEOPLE X .3 INCHES/PERSON = 24.3 INCHES SAY 25...
STAIRWAYS CAPACITY FACTORS (IBC 2015, 1005.3.1) .3 INCHES/PERSON
OCCUPANT LOAD:81 PEOPLE
LEVEL 2 EGRESS CAPACITY ANALYSIS:
REVISED 2 JULY 2018REVISED 20 JULY 2018
OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW
OPEN TO BELOW
Clothing
Storage
596 SF
Renton
Stores
1181 SF
Circulation
1183 SF
Elevator
58 SF
First Aid/
Disaster
Storage
193 SF
Mechanical
Room
403 SF
Compressor
Room
147 SF
IDF Room
147 SF
Backup
Power
298 SF82'-0"
OPEN TO BELOW
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
0 8'-0" 16'-0" 32'-0"
PLAN
NORTH
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
ARCH.
STRUCT.
CIVIL
L. ARCH.
ENG.
PROJECT MANAGER DESIGN TEAM
of
C:\rvt\2018\A-Yard-central_KKILLIAN.rvt7/2/2018 8:53:36 AMLIFE SAFETY-BUILDING B
17019
3005 NE 4th Street
Renton, WA 98056
BASELINE DRAFT
G-102-B
17019
05/11/18
Approver
Checker
Author
05/16/2018
05/11/18
05/11/18
05/11/18
Renton Shop
HDR & McLENNAN DESIGN
HDR
BERGER PARTNERSHIP
RUSHING
LUND OPSAHL
PROJECT MANAGER Renton Shop
1/16" = 1'-0"1 BUILDING B SECOND FLOOR- LIFE SAFETY PLAN
PARTITION RATING GRAPHICS:
4 HR FIRE BARRIER
3 HR FIRE BARRIER
2 HR FIRE & SMOKE BARRIER
2 HR FIRE BARRIER
2 HR FIRE BARRIER/SHAFT
1 HR FIRE & SMOKE BARRIER
1 HR FIRE BARRIER
1 HR FIRE BARRIER/SHAFT
SMOKE PARTITION (NON RATED)
NON RATED
PARTITION RATING GRAPHIC DESIGNATION: PRIORITY
1 HIGHEST
5 LOWEST
4
3
2
PARTITIONS REQUIRED TO BE SMOKE RESISTANT, FIRE RESISTANT, OR BOTH
FIRE AND SMOKE RESISTANT ARE SHOWN GRAPHICALLY ON PLANS WITH
HATCH PATTERNS.
MARK DATE DESCRIPTION
REVISED 2 JULY 2018REVISED 20 JULY 2018
REVISED 2 JULY 2018REVISED 20 JULY 2018