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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000040.pdf1 PRE-APPLICATION MEETING FOR LaMexican/TacoTime PRE20-000040 CITY OF RENTON Department of Community & Economic Development Planning Division February 13, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@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: February 13, 2020 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Jonathan Chavez, Development Engineer SUBJECT: Lamexicana Factory 3401 Lind Avenue SW PRE20-000040 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 1253810010. 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 Pressure Zone. There is an existing 8” looped water line around the existing building (see drawing #W-080501). 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. One north of the building. b. One southwest of the building. c. One southeast of the building. 3. There is an existing 1” irrigation and 1.5” domestic water meter serving the existing site and building. 4. There is an existing 10” fire water meter serving the existing building. a. The existing fire service must be equipped with an 8” DCDA (Double Check Detector Assembly), as required by Washington State Department of Health (WAC 246-290-490). Per the City of Renton standard plan number 360.2 the DCDA will be installed outside the building in the existing vault. Or, it may also be installed inside the building at a location pre-approved by the water utility Cross Connection Specialist b. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430-7207 for any questions regarding these requirements. 5. If the existing water services will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by the City of Renton. 3 2. There is an existing 27” concrete sewer flowing north to south, in a utility easement east of the building. Reference COR Project File WWP2700704 for record drawings. 3. If floor drains are required by the Building Department, they will be required to drain through an oil/water separator outside the building footprint, within the side sewer. 4. Installation of a grease interceptor will be required. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine maintenance. 5. East of the building, there is an existing 6” side sewer. 6. If the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed. TRANSPORTATION 1. The current transportation impact fee is $5.16 per square foot of manufacturing space. A transportation impact fee credit will be issued for the existing building use. 2. As this project is proposing an interior remodel and no new construction or additions valued at over $150,000, no street frontage improvements or right of way dedication are required. 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. 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. 3. All civil construction permits for utility and street improvements will require separate plan submitta ls. 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 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 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. 4 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 13, 2020 TO: Pre-Application File No. 20-000040 FROM: Alex Morganroth, Senior Planner SUBJECT: LaMexicana Factory 3400 Lind Ave St (APN # 7227800500) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The applicant, L D Sanders Construction, is proposing to convert an 47,000 sq. ft. tenant space within an existing building at 3400 Lind Ave SW from warehouse/laboratory (light)/office space to manufacturing/office space. The building is approximately 118,176 sq. ft. in size and is located on a 5.14 acre site. The subject parcel (APN 1253810010) is located in the Industrial, Light (IL) zone and Employment Area Comprehensive Plan Land Use designation. The proposed tenant improvement would be located in a vacant tenant space on the north side of the building previously occupied by Baden Sports. According to the applicant, the proposed new use would include the manufacturing of tortillas for LaMexicana, Inc, and corporate office space for Taco Time Northwest, Inc. All work would be interior and no trees or vegetation would be removed as part of the project. According to the applicant’s submittal, no new impervious surface would be added to the site as a result of the project. Current Use: The site is developed with an existing warehouse building and the associated surface parking. Comprehensive Plan/Zoning: The property has a Comprehensive Plan land use designation of Employment Area (EA) and is zoned Industrial - Light (IL). The IL zoning designation is primarily intended to provide areas for low- intensity manufacturing, industrial services, distribution, storage, and technical schools. The previous tenant, Baden Sports, included uses classified as “Warehousing”, “Office, General”, and “Laboratories: research, development and testing”. The proposed uses include “Manufacturing, Light” and “Office, General, are permitted in the IL one. Therefore the proposed use classified as a change of use. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IL standards” herein). These standards 5 are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.html Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth IL in the zone for lots created after September 1, 1985. The minimum lot size for lots created after September 1, 1985 in the CO zone is 35,000 square feet. No changes are proposed to the lot size, width or depth as part of the new use or future tenant improvement project. Lot Coverage: The IL zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There is no maximum impervious surface coverage for the zone. The submitted site plans indicate that the proposed project will not increase the building coverage on the site. The proposed project appears to meet the lot coverage requirements. Lot coverage requirements would be verified at the time of building permit review. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the IL zone are as follows: Minimum Front Yard 20 ft; When abutting a Principal Arterial street 15 ft; All other streets, except 20 ft if a lot is adjacent to or abutting a lot zoned residential. Minimum Side Yard Along a Street 20 ft; When abutting a Principal Arterial street 15 ft; All other streets, except 50 ft if a lot is adjacent to or abutting a lot zoned residential. Minimum Rear and Side Yards None, except 20 ft. if lot abuts a lot zoned residential, which may be reduced to 15 ft through the Site Plan development review process. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Gross Floor Area: There are no minimum requirements for gross floor area within the IL zone. Building Height: The maximum building height permitted in the CA zone is 50 feet, except 100 ft if the lot is located in the Employment Area (EA). The subject property is located in the Employment Area (EA) and is therefore allowed a maximum building height of 100 ft. The existing building appears to comply with the height requirements for the IL 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 manufacturing and other nonresidential developments, a minimum of three (3) 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 six (6) 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: Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation 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. 6 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 uses classified as “Manufacturing and Fabrication, Laboratories, and Assembly and/or Packaging Operations” are to provide a minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). Parking requirements for uses classified as “Office, General” are to provide 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. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. 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 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. Critical Areas: According to COR Maps, the site is located within a High Seismic Hazard Area. A geotechnical report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. 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 for a change of use (Warehouse  Manufacturing) 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. Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 6 to 8 weeks once a complete application is accepted. The 2020 application fee for the Environmental (SEPA) Review is $1,580.00. 7 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 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, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment.