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HomeMy WebLinkAboutPR19-000147_Meeting Summary1 PRE-APPLICATION MEETING FOR Beetlesmith Addition PRE19-000147 CITY OF RENTON Department of Community & Economic Development Planning Division July 18th, 2019 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Nate Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425-430-7057, ccappelletti@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). 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 16, 2019 TO: Alex Morganroth, Planner FROM: Nathan Janders, Civil Engineer II SUBJECT: Beetlesmith Addition 4096 East Valley Road PRE19-000147 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) 3123059011. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. 2. The static water pressure is approximately 72 psi at ground elevation of 30 feet. 3. There is an existing 12-inch water main located in the ROW on East Valley Road that can deliver a maximum flow capacity of 5,600 GPM (see record drawing W-030407). 4. There is an existing ¾-inch domestic water meter (facility ID number LAT-015703) on site. 5. There are existing fire hydrants that can service the property:  Hydrant ID No. HYD-SW-00100 located to the west of the property on East Valley Road. It can provide approximately 1,000 GPM and is located approximately 177-feet from the proposed structure.  Hydrant ID No. HYD-SW-00101 located to the north of the property on East Valley Road. It can provide approximately 1,000 GPM and is located approximately 300-feet from the proposed structure. 6. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on building or creating any additional water service to the property. Therefor the project does not require a water permit or associated fees including but not limited to the system development fee. 3 Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in the ROW on East Valley Road (record drawing S- 013101). 3. There is an existing 6-inch concrete sewer stub located at the south-west corner of the property (record drawing S-013101). 4. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on building or creating any additional sewer service. Therefor the project does not require a sewer permit or associated fees including but not limited to the system development fee. Surface Water 1. There is a type 1 catchbasin (facility ID no. 111964) located on the West side of the property connected to a 12-inch City of Renton concrete stormwater main in East Valley Road via an 8-inch corrugated metal pipe (record drawing R-28280E). 2. There is a type 1 catchbasin (facility ID no. 137079) located on the North-West side of the property connected to a 12-inch City of Renton concrete stormwater main in East Valley Road (record drawing R-28280E) 3. There is a private stormwater facility (facility ID No. 105482) on site connecting to catchbasin 111964 (no record drawings are available). 4. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual may be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard – Matching Existing. The site falls within the Black River drainage basin. 5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website. 6. There is a 2019 system Development Charge of $0.72 per sq. foot of new impervious surface area with a minimum charge of $1800.00. Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts East Valley Road, which is classified as a Minor Arterial, with an existing right -of-way (ROW) width of approximately 80 feet with an existing paved width of approximately 57 feet. To meet the City’s complete street standards for Minor Arterials streets, a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the road centerline shall be required and include a 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk and a 2 foot buffer space. Dedication of approximately 16.5 feet will be required pending field survey. a. Based on information provided in pre-application it appears that applicant is exempt from frontage improvements. 2. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 4 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 as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 2019 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. 5 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 16th, 2019 TO: Pre-Application File No. 19-000147 FROM: Alex Morganroth, Associate Planner SUBJECT: Beetlesmith Addition 4096 E Valley Rd (APN # 3123059011) 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant, McCready Remodeling, is proposing to construct a 188 sq. ft. addition to the building at 4096 E Valley Rd (APN3123059011). Two existing buildings are located on the site. The building where the addition is proposed is approximately 9,600 sq. ft. in size and is located on a north side of the 1.9 acre site. The addition would be utilized by the existing small vehicle repair service operating on the site. The subject parcel is located in the Commercial Arterial (CA) zone and Urban Design District D. The proposed addition would be located on the north side of the building. No trees and vegetation would be removed as part of the project. No new impervious surface would be added to the site as a result of the project. Current Use: The site is developed with a restaurant, a countertop and cabinet manufacturer, and a small vehicle repair shop and the associated surface parking. Comprehensive Plan/Zoning: The property is located within the Employment Area (EA) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Employment Area designations are areas primarily used for industrial development or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The existing use, “Small-vehicle repair”, is permitted in the CA zone with an approved Administrative Conditional Use Permit. The business license for Beetlesmith Auto Repair has been active since September of 1984 and therefore is classified as an established use. The addition would only require an approved Administrative Conditional Use Permit if the intensity of the use will increase (i.e. increase in number of customers, type of work 6 being completed, etc). Therefore additional information is needed with respect to the purpose of the addition in order to determine whether or not a Conditional Use Permit is required. Conditional Use (Administrative): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html#4 -2-120A The property is located within Urban Design District ‘D’, and therefore subject to additional design elements. Minimum Lot Size, Width and Depth: The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. No changes are proposed to the lot size, width or depth as part of the improvement project. Lot Coverage: The maximum building coverage permitted in the CA zone is 65% of the lot area o r 75% if parking is provided within the building or within an onsite parking garage. The proposed addition would increase the building coverage. Therefore the applicant shall demonstrate compliance with the building coverage requirement at the time for formal land use application. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks. The maximum front yard setback may be modified through the administrative process. The existing building is setback approximately 18 feet to the north, approximately 55 feet to the west (E Valley Rd), approximately 10 feet to the east (Hwy 167 ROW), and approximately 288 feet to the south. The proposed addition to the north side (side yard) of the building would not encroach into any of the required setbacks for the CA zone. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. 7 Building Height: The maximum building height permitted in the CA zone is 50 feet. The proposed addition would be approximately 14 feet in height and would therefore be compliant with the height regulations in the CA zone. The existing building complies with the maximum building height requirement of the zone. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The application must include elevations and details for the proposed methods of screening if utility and mechanical equipment are added as part of the tenant improvements. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The applicant shall demonstrate compliance with the refuse and recycling area requirements at the time of formal land use application. Landscaping: Additions to existing buildings that increase the gross square footage of the building by less than one third are exempt from compliance with the landscaping requirements in RMC 4-4-070. Tree Preservation: No trees would be removed as part of the proposed project. Fences or 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 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 complement 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. No fences or retaining walls were shown on the submitted materials. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking requirements for vehicle service and repair shops (both small and large) is a minimum and maximum of 2.5 per 1,000 square feet of net floor area. Although the existing site appears to demonstrate compliance with the parking standards and no parking would be removed as a result of the addition, the applicant will be required at the time of land use application to provide a parking analysis of the subject site with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. 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. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250.D.2. This detailed written request can be submitted before or concurrently with a land use application. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of off-street vehicle parking stalls. 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 conveniently 8 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. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. An analysis demonstrating compliance with the bicycle parking standards shall be submitted at the time of formal land use application. Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See 4-4-075 for additional standards. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. No changes to access are proposed as a part of the project. 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. An existing sidewalk along the E Valley Rd street frontage provides adequate pedestrian access to the building and site. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required for exterior modifications such as façade changes, windows, awnings, signage, etc. Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations:  A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements.  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  All building façades shall include modulation or articulation at intervals of no more than forty feet (40').  Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.  On any façade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: According to COR Maps, no critical areas a high seismic hazard is present on the project site. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposal is an addition to a building greater than 4,000 sq. ft. in size; therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Additions that do not 9 exceed 25,000 square feet of gross floor area in the CA zone do not require a public hearing and are reviewed and approved administratively. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the application. Permit Requirements: The proposal will require Site Plan Review (Administrative) and Environmental Review (SEPA). The Site Plan Review application and Environmental (SEPA) Review checklist are reviewed concurrently in an estimated time frame of 6 – 8 weeks once a complete application is accepted. The 2019 Administrative Site Plan Review application fee is $2,570.00 and the application fee for SEPA Review (Environmental Checklist) is $1,540.00. Any modification requests to code standards are $250.00 per modification. 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. In addition to the required land use permits, separate building and sign permits may be required. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits (Site Plan Review), 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. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of the building. These fees would be calculated at the time of building permit application and payable prior to building permit issuance. The 2019 impact fees are as follows:  A Transportation Impact fee would be determined from the ITE manual; and  A Fire Impact fee may be required by the Renton Fire Authority. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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 Alex Morganroth, Associate Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment. Expiration and Extensions: 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. It is the responsibility of the owner to monitor the expiration date.