HomeMy WebLinkAbout14-000239 IL McCallum Printing (Rezone)DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 13, 2014
TO: Pre-application File No. 14-000239
FROM: Jill Ding, Senior Planner
SUBJECT: McCallum Printing – 29XX Naches Ave SW
General
We have completed a preliminary review of the pre-application for the above-referenced
development proposal. The following comments on development and permitting issues are based
on the pre-application submittals made to the City of Renton by the applicant and the codes in
effect on the date of review. The applicant is cautioned that information contained in this
summary may be subject to modification and/or concurrence by official decision-makers (e.g.,
Hearing Examiner, Community & Economic Development Administrator, Development Services
Director, Public Works Administrator, 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 on the City’s website www.rentonwa.gov
Project Proposal
The subject property is located on the west side of Naches Avenue SW and south of SW 27th
Street. The west property line abuts the City of Tukwila and BNSF railway. The project site consists
of two parcels totaling 264,910 square feet (6.08 acres), located within the Commercial Office (CO)
zoning designation. The site was originally created through the Boeing Long Acres Binding Site Plan
(LUA02-022). The proposal includes the construction of a 110,750 square foot light industrial
structure with a 22,063 square foot second floor mezzanine to be utilized as office space. A total
of 151 parking stalls are proposed on the east and west sides of the building. 22 dock high doors
and 2 grade level doors are proposed on the south side of the building facing the existing Bank of
American vault and away from future office development to the north. The proposed uses include
54,375 square feet of warehouse, 54,375 square feet of light manufacturing and 22,063 square
feet of office. In order to accommodate the uses proposed, the proposal includes a rezone of the
project site from the current Commercial Office (CO) zoning designation to Light Industrial (IL).
Access to the site would be provided via three driveways onto Naches Avenue SW. The project site
is located within a seismic hazard area.
Current Use: The site is currently vacant.
McCallum Printing
March 13, 2014
Page 2 of 4
Zoning: The property is located within the Employment Area Valley (EAV) land use designation
and the Commercial Office (CO) zoning designation. The proposed construction of a light
industrial building is not a permitted use within the CO zone. As part of the proposal, the
applicant will be submitting a request to rezone the property to a Light Industrial (IL) zone. The
proposed warehouse, light manufacturing, and office uses would be permitted uses within the IL
zoning designation. The following comments address compliance with the IL development
standards. If the proposed rezone is not approved, the applicant would be required to revise
the project for conformance to the applicable CO development standards. In addition, the
project is subject to a Development Agreement, recoding number 20030221002405, which vests
the project to 2000 zoning and development standards and a Mitigation Document associated
with the Boeing Long Acres EIS.
Development Standards: If the proposed rezone from CO to IL is approved, 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” herein). If the proposed rezone is
not approved, the project would be subject to RMC 4-2-12-B “Development Standards for
Commercial Zoning Designations”. A copy of the IL standards is included herewith.
Minimum Lot Size, Width and Depth –The minimum lot size permitted in the IL zone is 35,000
square feet. The IL zone has no minimum lot width and/or depth. The proposal does not appear
to alter existing lot lines.
Building Standards – The IL zone allows a maximum building coverage of 65 percent and building
height is restricted to 50 feet. The proposed building footprint is 110,750 square feet, which
results in a building coverage of 41.8% on the 264,910 square foot site, which complies with the
building coverage requirements. Building height information was not included in the
application; therefore, staff could not determine compliance with building height.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line or private access easement. The minimum setback is 20 feet along arterials and 15
feet for other streets for the front yard and side yard along a street, for rear and side yards there
is no minimum setback, except 20 feet if lots abuts or is adjacent to a residential zone. The
proposed site plan indicates that the building would be setback more than the minimum
required 15 feet from Naches Avenue SW, therefore the proposal would complies with the
setback requirements.
Screening – A surface mounted utility equipment and roof-top mounted equipment shall meet the
requirements of RMC 4-4-095, “Screening and Storage Height/Location Limitations” (enclosed).
Refuse and Recycling Areas – Refuse and recycling areas are required to meet the requirements of
RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed).
Parking – Vehicle parking, bicycle parking, loading areas, and driveways shall be provided in
accordance with the provisions of the 2000 vested parking regulations (enclosed).
The following ratios would be applicable to the site:
McCallum Printing
March 13, 2014
Page 3 of 4
Use Unit Ratio Required
Spaces
Offices –
Professional and
businesses:
24,063 square feet
A minimum of 3.0 per 1,000 square
feet of gross floor area and a
maximum of 4.5 parking spaces per
1,000 square feet of gross floor
area.
Min/Max:
72 – 108
spaces
Manufacturing,
research and
testing
laboratories,
creameries,
bottling
establishments,
bakeries, canneries,
printing, and
engraving shops:
54,375 square feet A minimum of 1.0 per 1,000 square
feet of gross floor area and a
maximum of 1.5 spaces per 1,000
square feet of gross floor area
(including warehouse space).
Min/Max:
54 – 82
spaces
Warehouse 54,375 square feet A minimum of 1 per 1,500 square
feet of gross floor area.
Min/Max:
36 spaces
Based on the above listed parking ratios a minimum of 162 parking spaces would be required and
a maximum of 226 parking spaces would be permitted. The proposed site plan indicates 151
parking spaces would be provided, which is within the required range. The applicant will be
required at the time of permit application to provide a parking analysis of the subject site.
It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet
and compact dimensions of 8½ feet x 16 feet. ADA accessible stalls must be a minimum of 8 feet
in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible
spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces
must be provided. In addition, two-way drive aisles shall be a minimum of 24 feet in width.
Please refer to landscape regulations (RMC 4-4-080F.7) for further general and specific landscape
requirements for parking areas (enclosed). The applicant will be required at the time of land use
application to provide a landscaping analysis of the subject site.
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.
Minimum landscaping required along non-arterial streets: 10% of lot depth or 15ft., whichever is
less but in no case less than 10 feet.
Minimum landscaping required along arterial streets: 10% of lot depth or 20 ft., whichever is less,
but in no case less than 10 ft.
McCallum Printing
March 13, 2014
Page 4 of 4
Special Requirements for Properties Located within the Green River Valley Planning Area: 2% of
natural landscaping shall be required for developed sites as per the soil Conservation Service
Environmental Mitigation Agreement.
A detailed landscape plan and landscape analysis meeting the requirements in RMC 4-8-
120D.12, shall be submitted at the time of permit application. If the applicant intends to install
any fences as part of this project, the location must be designated on the landscape plan. A fence
detail should also be included on the plan as well.
Access – Access is proposed via three driveway access points onto Naches Avenue SW.
Signs – Proposed signage shall meet the requirements outlined in RMC 4-4-100, “Sign Regulations”
(enclosed). All signs require a separate individual sign permit.
Critical Areas – The subject site is located within a Seismic Hazard area. The seismic hazard is
related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for
the site may be required. The analysis needs to assess soil conditions and detail construction
measures to assure building stability. The project shall show compliance with the Boeing
Longacres EIS mitigation document.
Environmental Review: The project would be required to show consistency with the
Environmental Impact Statement (EIS), Mitigation Document, and Addendums issued for the LOP
project, as well as the Development Agreements entered into by the City of Renton. The applicant
would be required to go through additional SEPA review for the proposed re-zone as this was not
contemplated in the LOP EIS. The applicant could choose to go through a separate SEPA process
for the specific project instead of the consistency analysis.
Permit Requirements
The proposal would require a Rezone, Hearing Examiner Site Plan approval, and Environmental
(SEPA) Review. All permits would be reviewed concurrently in an estimated timeframe of 12 - 14
weeks. The application fee for the Rezone is $2,000, Hearing Examiner Site Plan review is $2,000,
and Environmental Review is $1,000.00, for a total of $5,000.00. A 3% technology fee would also
be assessed at the time of land use application.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the following
mitigation fees may be required prior to the issuance of building permits.
♦ A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the
development; (Boeing has secured a trip mitigation credit bank; please indicate if any
of these credits would be used as a part of the proposed development.)
♦ A Fire Mitigation Fee based on $0.52 per new commercial building square foot.
A handout listing all of the City’s Development related fees in attached for your review.
cc: Vanessa Dolbee, Current Planning Manager