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STAFF COMMENTS_LIQUID LAB_PRE19000251
PRE-APPLICATIONMEETINGFORLIQUIDLAB1703NE43RDSTREETPRE19-000251CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionNovember7,2019ContactInformation:Planner:AngeleaWeihs,425-430-7312,aweihs@rentonwa.govPublicWorksPlanReviewers:JonathanChavez,425-430-7288,jchavez@rentonwa.govFirePreventionReviewer:CoryCappelletti,425.430.7057,ccappelletti@RentonRFA.orgBuildingDepartmentReviewer:CraigBurnell,425-430-7290,cburnell@rentonwa.govPleaseretainthispacketthroughoutthecourseofyourprojectasareference.Considergivingcopiesofittoanyengineers,architects,andcontractorswhoworkontheproject.Youwillneedtosubmitacopyofthispacketwhenyouapplyforlanduseand/orenvironmentalpermits.Pre-screening:Whenyouhavetheprojectapplicationreadyforsubmittal,callandscheduleanappointmentwiththeprojectmanagertohaveitpre-screenedbeforemakingalloftherequiredcopies.Thepre-applicationmeetingisinformalandnon-binding.Thecommentsprovidedontheproposalarebasedonthecodesandpoliciesineffectatthetimeofreview.Theapplicantiscautionedthatthedevelopmentregulationsareregularlyamendedandtheproposalwillbeformallyreviewedundertheregulationsineffectatthetimeofprojectsubmittal.Theinformationcontainedinthissummaryissubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,DevelopmentServicesDirector,DepartmentofCommunity&EconomicDevelopmentAdministrator,PublicWorksAdministratorandCityCouncil). FIRE&EMERGENCYSERVICESDEPARTMENTMEMORANDUMDATE:October25,2019TO:AngeleaWeihs,AssociatePlannerFROM:CoryCappelletti,PlansReviewInspectorSUBJECT:LiquidLabI.Thefireflowrequirementfortheproposedusecannotbedeterminedwiththeinformationprovided.Recordsreportthebuildingis16,140squarefeetinsize.Thebuildingdoesnotcurrentlyhaveafiresprinklersystem.IfthetastingroomisoverI,500ft2thisisachangeofuse.Ifthereisachangeofuseforthespacetheinstallationofacompletefiresprinklerandfirealarmsystemisrequired.2.Thefireimpactfeesarecurrentlyapplicableattherateof$5.92persquarefootforrestaurants,$1.25persquarefootforretailspacesand$0.15persquarefootforindustrialspace.Thisfeeispaidattimeofbuildingpermitissuance.3.FiredepartmentapparatusaccessroadwaysarerequiredwithinI50-feetofallproposedbuildings.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20-feetwidefullypaved,with25-feetinsideand45-feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30-tonvehiclewith75-psipointloading.DeadendstreetsthatexceedI50-feetinlengthrequireanapprovedhammerheadtypeturnaround.Whendeadendroadwaysexceed300-feetafull90-footdiametercul-de-sactypeturnaroundisrequired. DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTKfltOflMEMORANDUMDATE:October21,2019TO:AngeleaWeihs,PlannerFROM:JonathanChavez,PlanReviewerSUBJECT:LiquidLab1703NE43rdStreetPRE19-000251NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnon-bindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposallocatedatparcel(s)3345700060.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant:WATER1.WaterserviceisprovidedbytheCityofRenton.ThesiteisintheKennydaleserviceareainthe320’hydraulicpressurezone.Theapproximatestaticwaterpressureis121psiatagroundelevationof4O’.Apressurereducingvalveisrequireddownstreamofthewatermainwhenthewaterpressureisover80psi.2.Thereisanexisting8”castironwatermainwestofthesitelocatedalongtheeasternfrontageofJonesAvenueNEthatcandeliver2,300gallonsperminute.ReferenceProjectFileWTR2700405inCORMapsforrecorddrawings.3.Theexistingbuildingisservedbya3/4”waterserviceandmeter.Thisservicecanbereusedfortherepurposedbuilding.4.Installationofafiresprinklerstubawithadetectordoublecheckvalveassembly(DDCVA)isrequiredforbackflowpreventiontothebuilding.Thesizingofthefiresprinklerstubandrelatedpipingshallbedonebyaregisteredfiresprinklerdesigner/contractor.TheDDCVAshallbeinstalledontheprivatepropertyinanoutsideundergroundvaultperCityStandardPlan360.2.TheDDCVAmaybeinstalledinsidethebuildingifitmeetstheconditionsperCityStandardPlan360.5fortheinstallationofaDDCVAinsideabuilding.ThelocationoftheDDCVAinsidethebuildingmustbepre-approvedbytheCityPlanReviewerandWaterUtility.5.Areducedpressurebackflowassembly(RPBA)inanabovegroundheatedenclosureperCORStandardPlan350.2isrequireddirectlybehindthedomesticwatermeteronprivateproperty. LiquidLab—PRE19-000251October21,2019Page2of4TheRPBAmaybelocatedinthebuildingifadrainageoutletforthereliefvalveisprovidedandthelocationisapprovedbytheCityPlanReviewerandCityWaterUtilityDepartment.6.Thedevelopmentissubjecttoapplicablewatersystemdevelopmentcharges(SDC’s)andmeterinstallationfeesbasedonthenumberandsizeofthemetersfordomesticusesandforfiresprinkleruse.Thedevelopmentisalsosubjecttofeesforwaterconnections,cutandcaps,andpuritytests.Currentfeescanbefoundinthe2019DevelopmentFeesDocumentontheCity’swebsite.Feeswillbechargedbasedontherateatthetimeofconstructionpermitissuance.a.TheSDCfeeforwaterisbasedonthesizeofthenewdomesticwatertoservetheproject.Thecurrentwaterfeeis$4,050.00per1-inchmeter,$20,250per1-1/2inchmeter,$32,400per2-inchmeterand$64,800per3-inchmeter.b.Waterserviceinstallationchargesforeachproposeddomesticwaterserviceisapplicable.WaterServiceinstallationis$2,875.00per1-inchserviceline,$4,605per1-1/2inchservice,$4,735per2-inchservice,andforserviceslargerthan2-incha$220processingfeeisappliedandtheContractorwillprovidethematerialsandwillinstalltheservicelineandwatermeter.c.Drop-inmeterfeeis$460.00per1-inchmeter,$750per1-1/2inchmeter,and$950per2-inchmeter.7.SEWER1.SewerserviceisprovidedbytheCityofRenton.2.Thereisanexisting18”concretesewerflowingnorthtosouthalongtheeasternedgeofthesiteandtheneasttowestalongthesouthernedgeofthesite.ThemainflowssouthbeginningatanexistingmanholeinJonesAvenueNE(CORFacilityIDMH3385).ReferenceProjectFileWWP2700180inCORMapsforrecorddrawings.3.Thesiteisservedbyaconcretesidesewerthatisconnectedtothismain.Thissidesewercanbereusedfortherepurposedbuilding.4.Iffloordrainsarerequiredorproposedinanygarageorcoveredarea,allwastewaterfromtheseareasshallberoutedthroughaCityapprovedoil/waterseparatorpriortodischargeintotheCitysewermain.5.Ifa3-compartmentsinkwillbeaddedforfoodpurposes,thenagreasetrapwillberequired.6.Nosewersystemdevelopmentchargesareapplicableastheprojectisnotproposingtoaddanewwaterserviceorincreasethesizeoftheexistingmeter.SURFACEWATER1.Adrainagereviewisrequiredforprojectsthatincludea.2,000squarefeetormoreofnewand/orreplacedimpervioussurface,orb.7,000squarefeetormoreoflanddisturbingactivity,orc.proposestoconstructormodifyadrainagepipeorditchthatis12inchesormoreinsize/depth,ord.islocatedinoradjacenttoafloodhazardarea,erosionhazardarea,steepslopehazardarea,orlandslidehazardarea,landslidehazarddrainagearea,ore.theredevelopmentprojectproposes$100,000ormoreofimprovementstoanexistinghigh-usesite. LiquidLab—PRE19-000251October21,2019Page3of4Ifanyoftheabovementioncriteriaaremet,thenadrainagereviewmeetingthecurrentCityofRenton’sSurfaceWaterDesignManual(RSWDM)willberequired.CityofRentonstandardsincludefrontageimprovementsandtheon-siteworkasonesingleproject.2.BasedontheCity’sflowcontrolmap,thesitefallswithintheFlowControlDurationStandardareamatchingForestedConditionsandiswithintheEastLakeWashingtonDrainageBasin.RefertoFigure1.1.2.A—Flowcharttodeterminethetypeofdrainagereviewrequiredinthe2017RentonSurfaceWaterDesignManual(RSWDM).3.Thereisanexisting12”polyethylenestormwatermaintothewestofthesitealongtheeastendofionesAveNE.4.Ifthesiteissubjecttopetroleumstorageortransferinexcessof1,500gallonsperyear,thenitisconsideredaHigh-useSite.PerSpecialRequirement#5:OilControl,iftheprojectproposes$100,000moreofimprovements,orresultsinnewplusreplacedpollution-generatingimpervioussurfacesof5,000squarefeetormore,thentheprojectmusttreatrunofffromhigh-useportionsofthesiteusingoilcontroltreatmentoptionsfromtheHigh-Usemenu.5.ErosioncontrolmeasurestomeettheCityrequirementsshallbeprovided.6.The2019Surfacewatersystemdevelopmentfeeis$0.72persquarefootofnewimpervioussurface,butnolessthan$1,800.00.Thisispayablepriortoissuanceoftheconstructionpermit.Thisfeeissubjecttochangebasedonthecalendaryeartheconstructionpermitisissued.TRANSPORTATION1.Ifproposednewconstructiononthesitehasavaluationoflessthan$150,000,streetfrontageimprovementsandrightofwaydedicationarenotrequired.Ifproposednewconstructiononthesitehasavaluationof$150,000ormore,thentheinstallationofstreetfrontageimprovementsandrightofwaydedicationfoundincomment#2mayberequiredtoconformtotheCity’scompletestreetstandardsfoundinRMC4-6-060.2.JonesAvenueNEisclassifiedasacommercialaccessstreet.PerRMC4-6-060,theminimumrightofwaywidthforacommercialaccessstreetis69’.Theminimumpavedroadwaywidthis36’consistingof2—10’travellanesandan8’parkinglaneoneachsideoftheroad.A0.5’curb,8’planterstrip,and6’sidewalkarerequiredalongbothsidesofthepavement.2’ofclearspacebehindthesidewalkisrequiredalongbothsidesoftheroadway.TheKingCountyAssessor’sMapshowsacurrentrightofwaywidthofapproximately60’forJonesAvenueNEadjacenttothesite.Arightofwaydedicationofapproximately4.5’alongthefrontagewouldberequiredtomeettheCity’sstreetstandards.a.JonesAvenueNEhasanapproximately30’pavedroadwaysection.Thereisa0.5’curband6’concretesidewalkdirectlybehindthecurbalongtheeasternfrontage.Astreetmodificationmaybesubmittedtokeeptheseimprovementsinplace.TherequestmustprovidejustificationtowhytheCityshouldacceptthemodificationperRMC4-9-250.b.Forcommercialsiteswithbuildingslargerthan5,000squarefeetinsize,streetfrontagesarerequiredtoconformtotheCity’sstreetlightingstandards.Astreetlightinganalysisandplanshallbesubmittedwithaconstructionpermitifthisrequiredistriggered.3.Ifthebuilding’susedoeschange,aTripGenerationReportbasedontheproject’suseandtripgenerationdatafromthe9theditionoftheTripGenerationManualpublishedbytheInstituteofTransportationEngineers(ITE)willberequiredwiththesiteplansubmittal.ATrafficImpactAnalysisperCityofRentonstandardsisrequirediftheredevelopmentgeneratesnewvehiculartrafficexceeding20vehiclesperhourineithertheAM(6:00—9:00)orPM(3:00—6:00)peakperiodsasdeterminedbytheTripGenerationReport. LiquidLab—PRE9-000251October21,2019Page4of44.PavingandtrenchrestorationwithintheCityofRentonrightofwayshallcomplywiththeCity’sStreetRestorationandOverlayrequirements.5.Thedevelopmentmaybesubjecttotransportationimpactfees.Thetrafficimpactfeewillbeassessedatthetimeofbuildingpermitissuance.GENERALCOMMENTS1.Allexistingandproposedutilitylines(i.e.electrical,phone,andcableservices,etc.)alongpropertyfrontageorwithinthesitemustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.2.Maximumexposedretainingwallheightis6-ftandshallbesetbackaminimumof3-ftfromtheright-of-wayasoutlinedinRMC4-4-040—Fences,HedgesandRetainingWalls.3.Adequateseparationbetweenutilitiesaswellasotherfeaturesshallbeprovidedinaccordancewithcoderequirements:a.7-ftminimumhorizontaland1-ftverticalseparationbetweenstormandotherutilitiesisrequiredwiththeexceptionofwaterlineswhichrequire10-fthorizontaland1.5-ftvertical.b.Thestormwaterlineshouldbeminimum5feetawayfromanyotherstructureorwallorbuilding.c.Trenchofanyutilityshouldnotbeinthezoneofinfluenceoftheretainingwallorofthebuilding.4.Allcivilconstructionpermitsforutilityandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.PleasevisittheDevelopmentEngineeringFormspageforthemostup-to-dateplansubmittalrequirements:5.Alandscapingplanandtreeretentionshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.6.AdditionalBuildingPermitApplicationswillberequiredforthefollowing,butnotlimitedto:a.Anyretainingwallsthatexceed4feetinheight,asdefinedbyRMC4-4-040.b.Detentionvaultsforstormwaterflowcontrol.c.Demoofanyexistingstructuresontheprojectsite(s).7.Feesquotedinthisdocumentreflectthefeesapplicableintheyear2019onlyandwillbeassessedbasedonthefeethatiscurrentatthetimeofthepermitapplicationorissuance,asapplicabletothepermittype.Pleasevisitwww.rentonwa.govforthecurrentdevelopmentfeeschedule. DEPARTMENTOFCOMMUNITY7ANDECONOMICDEVELOPMENTMEMORANDUMDATE:November7,2019TO:Pre-ApplicationFileNo.19-000251FROM:AngeleaWeihs,AssociatePlannerSUBJECT:LiquidLab,1703NE43rdStreet(4232JonesAveNE)General:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,Community&EconomicDevelopmentAdministrator,PublicWorksAdministrator,PlanningDirector,DevelopmentServicesDirector,andCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.TheDevelopmentRegulationsareavailableonlineatwww.rentonwagovProjectProposal:TheprojectsiteislocatedontheeastsideofionesAvenueNEbetweenNE40thStreetandNE43rdStreet,andisaddressedat1703NE43rdStreet(4232JonesAveNE,parcelnumber3345700060).Thesubjectsiteis50,515squarefeetandwithintheCommercialArterial(CA)ZoneandUrbanDesignDistrictD.Thesiteisoccupiedbyanexisting16,140squarefootindustrialstructure.Theapplicantisproposingtooccupytheexistingindustrialbuildingwithanewco-packingbeveragefacilityforcoffeeandteaproduction,aswellasacoffee,tea&winetastingroom.Theapplicantisalsoconsideringofferingfoodtruckservices.Theapplicantdidnotidentifyanyexteriorchangestothesite.Accesstothesiteisproposedtoremainviaanexistingcurb-cutoffofJonesAveNE.Sensitiveslopes,seismichazards,wetlands,andstreamsaremappedonorwithin50feetoftheprojectsite.CurrentUse:Currentlythesiteisoccupiedwitha16,140squarefootlegal,nonconformingindustrialbuilding.Zoning:ThesubjectpropertyislocatedintheCommercialArterial(CA)zoningclassification,UrbanDesignDistrictDoverlaydistrict,andCommercialMixedUsecomprehensiveplandesignation.Basedontheapplicant’sdescription,theproposedusewouldbecomparativeto“Craftdistillerieswithtastingrooms,smallwineries,andmicro-breweries”identifiedintheusetableperRMC4-2-060.Craftdistillerieswithtastingrooms,smallwineries,andmicro-breweriesarepermittedusesintheCAzone.DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-120A,“DevelopmentStandardsforCommercialZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“CAstandards”herein).MinimumLotSize,WidthandDepth—TheminimumlotsizerequiredintheCAzoneis5,000squarefeet.Therearenominimumwidthordepthrequirements.Theexistingsiteareatotals50,515squarefeet,whichexceeds LiquidLabNovember7,2019PRE19-000251theminimumlotsizerequirement.Nochangesareproposedtotheexistinglotsize,width,ordepthasaresultofthisproposal.LotCoverage—ThemaximumbuildingcoveragepermittedintheCAzoneis65%ofthelotareaor75%ifparkingisprovidedwithinthebuilding.Nochangestobuildingcoverageareproposed.Setbacks—Setbacksarethedistancebetweenthebuildingandthepropertylineoranyprivateaccesseasement.SetbackrequirementsintheCAzoneareasfollows:15-footminimumfront/sideyardalongastreetsetback,whichmaybereducedto0feetthroughthesiteplanreviewprocess;a20-footmaximumfront/sideyardalongastreetsetback;andnorearorsideyardsetbacks,except15feetwhenthesiteabutsaresidentialzone.Perthesubmittedsiteplan,theexistingfrontyardsetbackisapproximately90feet.Anyproposedexpansionstothebuildinginthefuturewouldberequiredtocomplywiththerequiredsetbackareas.Noexpansionisproposedwiththispre-applicationsubmittal.BuildingHeight—ThemaximumbuildingheightpermittedintheCAzoneis50feet.Itappearstheexistingstructureiswellbeneaththe50-footmaximumheight.Noexpansionorchangestobuildingheightareproposedwiththispre-applicationsubmittal.Screening—Screeningmustbeprovidedforallsurface-mountedandrooftoputilityandmechanicalequipment.AnynewequipmentinstalledaspartoftheprojectmustmeetthescreeningrequirementsinRMC4-4-095.Asiteplanorbuildingpermitshouldincludeelevationsanddetailsfortheproposedmethodsofscreening.RefuseandRecyclingAreas—Allnewdevelopmentsformulti-familyresidences,commercial,industrialandothernonresidentialusesshallprovideon-siterefuseandrecyclablesdepositareasandcollectionpointsforcollectionofrefuseandrecyclables.RefuseandrecyclingareasneedtomeettherequirementsofRMC4-4-090,“RefuseandRecyclablesStandards”.Therearegeneralrequirementsforallusesforlocation,signage,screening,andsetbacksforcollectionareasandspecificrequirements.lnmanufacturingandothernonresidentialdevelopments,aminimumofthree(3)squarefeetpereveryonethousand(1,000)squarefeetofbuildinggrossfloorareashallbeprovidedforrecyclablesdepositareasandaminimumofsix(6)squarefeetperonethousand(1,000)squarefeetofbuildinggrossfloorareashallbeprovidedforrefusedepositareas.Inretaildevelopments,aminimumoffive(5)squarefeetpereveryonethousand(1,000)squarefeetofbuildinggrossfloorareashallbeprovidedforrecyclablesdepositareasandaminimumoften(10)squarefeetperonethousand(1,000)squarefeetofbuildinggrossfloorareashallbeprovidedforrefusedepositareas.Atotalminimumareaofonehundred(100)squarefeetshallbeprovidedforrecyclingandrefusedepositareas.Compliancewiththisrequirementwouldbeverifiedatthetimeofformallanduseorconstructionpermitapplication.BuildingDesignStandards—Anyexteriormodificationssuchasfacadechanges,windows,awnings,signage,etc.,shallcomplywiththedesignrequirementsofUrbanDesignDistrictDforthenewportionofthestructure,sign,orsiteimprovement.PleaseseeRMC4-3-100formoreinformationspecifictoUrbanDesignDistrictD.Landscaping—Compiiancewiththeiandscapestandardswouldberequirediftheadditiontotheexistingbuiidingincreasesthegrosssquarefootageofthebuildingbygreaterthanonethirdoraremodelrequiresimprovementsequaltoorgreaterthan50%oftheassessedpropertyvaluation.Conversionofvacantlandtoparkingtriggerscompliancewithlandscapingregulations.Exceptforcriticalareas,allportionsofthedevelopmentareanotcoveredbystructures,requiredparking,access,circulationorserviceareas,mustbelandscapedwithnative,drought-resistantvegetativecover.StreetFrontageLandscaping-Theminimumonsitelandscapewidthrequiredalongstreetfrontagesis10feet,withtheexceptionofareasforrequiredwalkwaysanddriveways,andshallcontaintrees,shrubs,andlandscaping.InternalLotLandscaping-Surfaceparkinglotswith15to50stallsshallprovide15squarefeetofinternallotlandscapingforeachparkingstall.Thereshallalsobenomorethan50feetbetweenparkingstallsandaninteriorparkinglotlandscapeareaandtheinteriorparkinglotlandscapingdimensionsmustbeatleasteightfeet(8’)by LiquidLabNovember7,2019PRE19-000251twelvefeet(12’)notincludingthecurb(CI-120).Perimeterlandscapingmaynotsubstituteforinteriorlandscaping.PerimeterParkingLotLandscaping-Surfaceparkinglotsshallcontainaperimeterlandscapingscreenatleast10feetinwidthmeasuredfromtheright-of-way(ROW).Withinthisperimeterscreentreesshallbeplantedataminimumof2-inchcaliperatanaveragerateof30linealfeetofstreetfrontage,shrubsattheminimumrateofoneper20squarefeet,andgroundcoverinquantitiesthatwillprovideatleast90percent(90%)coveragewithin3years.Pleaserefertolandscaperegulations(RMC4-4-070)foradditionalgeneralandspecificlandscaperequirements.AconceptuallandscapeplanandlandscapeanalysismeetingtherequirementsinRMC4-8-120D.12,shallbesubmittedatthetimeofConditionalUsePermitapplicationsubmittal.TreePreservation—Atreeinventoryandatreeretentionplanalongwithatreeretentionworksheetshallbeprovidedwiththeformallanduseapplication.Accordingtotheproposedregulations,thetreeretentionplanmustshowpreservationofatleast10percent(10¾)ofsignificanttrees,andindicatehowproposedbuildingfootprintswouldbesitedtoaccommodatepreservationofsignificanttreesthatwouldberetained.TheAdministratormayauthorizetheplantingofreplacementtreesonthesiteifitcanbedemonstratedtotheAdministrator’ssatisfactionthataninsufficientnumberoftreescanberetained.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andothersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.TheAdministratormayrequireindependentreviewofanylanduseapplicationthatinvolvestreeremovalandlandclearingattheCity’sdiscretion.Atreeretentionplanisrequiredatthetimeofformallanduseapplication.Parking—Uponachangeofuseandexceptwhenlocatedinashoppingcenter,ifthenumberofstallsneededforthenewuseexceedstheactualnumberoflegallyexistingstallsonsitebyapercentageequalorgreaterthanshowninthetablebelow,allofthestallsrequiredofthenewuseshallbeprovided.ExistingStallsPercentageThreshold1—10140%11—30130%31—60120%61+110%Forexample,ifthecalculatednumberofstallsneededforaretailstoreequalsfifteen(15)andonlyten(10)stallslegallyexistonsite,thenallfifteen(15)stallsshallbeprovidedbecausethepercentagedifferencebetweenthenumberofstallsneededforthenewuseandthenumberofexistingstallsonsiteexceedsonehundredfortypercent(140%)[1.40x10=14]. LiquidLabNovember7,2019PRE19-000251ActivitiesRequiringDeliveriesorShipments:Usesrequiringmerchandisede!iveriesand/orshipmentsshallprovideadequatepermanentoff-streetloadingspaceinadditiontorequiredparkingfortheuse.Thefollowingratioswouldbeapplicabletothesite:SquareFootage[UseRatioReguiredSpacesManufacturingand16,140SF(grossarea)Aminimumof1.0per1,000squarefeet16fabrication,ofnetfloorareaandamaximumof1.5laboratories,andspacesper1,000squarefeetofnetfloorassemblyand/orarea(includingwarehousespace).packagingoperations:Basedontheproposeduse,theprojectrequiresatotalof16parkingspaces.Additionalinformationregardingthenumberofexistingparkingspacesisrequiredtodetermineifadditionalparkingstallsarerequired.Itshouldbenotedthattheparkingregulationsspecifystandardstalldimensions.Surfaceparkingstallsmustbeaminimumof9feetx20feet,compactdimensionsof814feetx16feet,andparallelstalldimensionsof9feetx23feet;compactsurfaceparkingspacesshallnotaccountformorethan30percentofthespacesinthesurfaceparkinglots.ADAaccessiblestallsmustbeaminimumof8feetinwidthby20feetinlength,withanadjacentaccessaisleof8feetinwidthforvanaccessiblespaces.TheappropriateamountofADAaccessiblestallsbasedonthetotalnumberofspacesmustbeprovidedperRMC4-4-80F.8.g.A25percentreductionorincreasefromtheminimumormaximumnumberofparkingspacesmaybegrantedfornonresidentialusesthroughsiteplanreviewprocessiftheapplicantcanjustifythemodificationtothesatisfactionoftheAdministrator.Justificationmightinclude,butisnotlimitedto,quantitativeinformationsuchassalesreceipts,documentationofcustomerfrequency,andparkingstandardsofnearbycities.Modificationsbeyond25percentmustberequestedviatheformalmodificationprocess(RMC4-9-250D)Theproposalwouldalsoberequiredtoprovidebicycleparkingbasedon10percentoftherequirednumberofparkingstalls.Bicycleparkingshallbeprovidedforsecureextendeduseandshallprotecttheentirebicycleanditscomponentsandaccessoriesfromtheftandweather.Acceptableexamplesincludebikelockers,bikecheck-insystems,in-buildingparking,andlimitedaccessfencedareaswithweatherprotection.Thedevelopmentwouldrequireaminimumof2bicycleparkingspaces.SeeRMC4-4-O8OFllcforbicycleparkingstandards.Theapplicantwillberequiredatthetimeofformallanduseorconstructionpermitapplicationtoprovidedetailedparkinginformation(i.e.stallanddriveaisledimensions)andcalculationsofthesubjectsite.Access—Drivewaywidthsarelimitedbythedrivewaystandards,inRMC4-40801.AccesstothesiteisproposedviaaflexistingdrivewaycurbcutoffofionesAvenueNE.Fence:Thefencestandardsforcommercial,industrial,andotherusescanbefoundinSection4-4-040(E)..LocationandMaximumHeight:Amaximumofeight(8’)anywhereonthelotprovidedthefence,retainingwallorhedgedoesnotstandinorinfrontofanyrequiredlandscapingorposeatrafficvisionhazard..ElectricFence:Allelectricfencesshallbepostedwithpermanentsignsaminimumofthirtysix(36)squareinchesinareaatintervalsoffifteenfeet(15’)statingthatthefenceiselectrified..Barbedwiremayonlybeusedontopfencesatleastsixfeet(6’)highforcommercial,industrial,utilityandpublicuses.CriticalAreas:sensitiveslopesandseismichazardareaaremappedonthesite.Wheneveraproposeddevelopmentrequiresadevelopmentpermitandageologichazardispresentonthesiteoftheproposeddevelopmentoronabuttingoradjacentsiteswithinfiftyfeet(50’)ofthesubjectsite,geotechnicalstudiesby LiquidLabNovember7,2019PRE19-000251licensedprofessionals,suchasageotechnicalengineerand/orengineeringgeologist,shallberequired.AgeotechnicalreportmayberequireUforyourproposaLInaddition,awetlandismappedontheprojectsite.Anyproposedworkwouldneedtocomplywiththecriticalareabuffers,unlessyouareproposingmaintenanceorrepairtoexistingimprovements.Awetlanddelineationandreportwouldberequiredwiththeformallanduseapplication.Iftemporaryimpactsareproposedtothewetlandorbufferareaapreliminarywetlandmitigationplanwouldalsoberequired.WetlandslocatedonsitearerequiredtobeprotectedwithinaNativeGrowthProtectionEasement(NGPE),whichshallberecordedoverthesitepriortobuildingpermitapprovaLAnunnamedTypeFstreamhasbeenidentifiedoft-sitetothenortheast.TypeFstreamsrequirea115-footbufferwitha15-footbuildingsetback.Astreamstudywouldberequiredwiththeformallanduseapplication,ifimpactsareproposedtothestreamorbufferareaapreliminarymitigationplanandasupplementalstreamstudywouldalsoberequired.EnvironmentalReview:TheprojectwouldbesubjecttoSEPAEnvironmentalReviewbecauseitisachangeofuseinabuildingover4,000sq.ft.Therefore,anenvironmentalchecklistisasubmittalrequirement.AnenvironmentaldeterminationwillbemadebytheRentonEnvironmentalReviewCommittee.Thisdeterminationissubjecttoappealbyeithertheprojectproponent,byacitizenofthecommunity,oranotherentityhavingstandingforanappeal.PermitRequirements:Ifsiteimprovementsareproposed,theprojectwouldrequireAdministrativeSitePlanReview,inadditiontoEnvironmentalReview(SEPA).Tenantimprovements,withoutsiteimprovements,areexemptfromSitePlanReview.TheSitePlanReviewapplicationandEnvironmental(SEPA)Reviewchecklistarereviewedconcurrentlyinanestimatedtimeframeof6-8weeksonceacompleteapplicationisaccepted.The2019applicationfeeforSEPAReview(EnvironmentalChecklist)is$1,540.TheapplicationforSitePlanReviewis$2,570.Anymodificationrequeststocodestandards(suchasamodificationforUrbanDesignRegulations)are$250.00permodification.DetailedinformationregardingthelanduseapplicationsubmittalcanbefoundontheCity’snewwebsitebyclicking“LandUseApplications”ontheCommunity&EconomicDevelopmentpage,then“AllForms(AtoZ).”TheCitynowrequireselectronicplansubmittalforallapplications.Inadditiontotherequiredlandusepermits,separateconstruction,buildingandsignpermitswouldberequired.PublicInformationSign:ASitePlanReviewapplicationwillrequiretheapplicanttoinstallalanduseactionsignonthesubjectpropertyperthespecificationsprovidedinthepublicinformationsignhandout(seelanduseformsonCitywebsite).Theapplicantissolelyresponsiblefortheconstruction,installation,maintenance,removal,andanycostsassociatedwiththesign.ImpactMitigationFees:Inadditiontotheapplicablebuildingandconstructionfees,thefollowingimpactfeeswouldberequiredpriortotheissuanceofbuildingpermits:.Thefireimpactfeesarecurrentlyapplicableattherateof$5.92persquarefootforrestaurants,$1.25persquarefootforretailspacesand$0.15persquarefootforindustrialspace..ATransportationMitigationFeebasedonthefeeestablishedintheITEmanualwouldberequired.NextSteps:Oncetheproposedprojectismoreclearlydefined,theapplicantisstronglyencouragedtocontacttheprojectmanagertodeterminewhattypeoflandusereviewwillultimatelyberequired.PleasecontactAngeleaWeihs,AssociatePlannerat425-430-7312oraweihs@rentonwa.govtoscheduleanappointment.Expiration:SitePlanReviewapprovalisvalidfortwoyearswithapossibletwo-yearextension.