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HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000018PREAPPLICATION MEETING FOR Garagiste Warehouse Expansion 720 SW 34th ST PRE21-000018 CITY OF RENTON Department of Community & Economic Development Planning Division February 4, 2021 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@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 Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@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). M E M O R A N D U M DATE:January 27, 2021 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Garagiste Warehouse Addition 1. No change in fire flow or fire hydrant requirements. 2. Fire impact fees are applicable at the rate of $0.15 per square foot of warehouse space. These fees are paid at the time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are existing and are required to be extended into proposed addition. Separate plans and permits required by the fire department. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:February 3, 2021 TO:Angelea Weihs, Planner FROM:Jonathan Chavez, Plan Reviewer SUBJECT:Wineland, LLC Addition PRE20-000018 I have reviewed the pre-application submittal for the warehouse addition at 720 SW 34th Street (KC Parcel ID: 6308490050). WATER 1. Water service is provided by the City of Renton. 2. 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. 3. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 4. Installation of additional fire hydrants around the building as required by the Fire Authority. 5. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 6. 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 2021 Development Fees Document on the City’s website. 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 $4,450.00 per meter, 1-1/2 inch meter is $22,250.00 and a 2-inch meter is $35,600.00. b. A credit will be issued for any water service that is abandoned. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is Wineland LLC – PRE20-000018 Page 2 of 4 February 3, 2021 $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. 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. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8-inch sanitary sewer main (Record Drawing: S-320605) located south of the building. 3. If the new addition plumbing drain lines will be routed to the existing side sewer, no SDC fees will be charged. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Standard area matching Existing Peak Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site currently contains one building and there is an on-site private stormwater conveyance system. The site contains regulated slopes, regulated shoreline and seismic hazard areas. 3. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. 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. Wineland LLC – PRE20-000018 Page 3 of 4 February 3, 2021 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9.The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 10. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. Driveways shall not be closer than 5-feet to any property line. 2. 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. 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. 3. The transportation impact fee is based on the type of land use. For a mini-warehouse, the 2021 transportation impact fee is $2.57 per square foot. Transportation impact fees are subject to change based on the year the building permit is applied for. 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. Wineland LLC – PRE20-000018 Page 4 of 4 February 3, 2021 3. 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 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 2021 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:February 4, 2021 TO:Pre-Application File No. 21-000018 FROM:Angelea Weihs, Associate Planner SUBJECT:Garagiste Warehouse Expansion 720 SW 34th 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, 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 project site is located at 720 SW 34th Street (parcel number 6308490050). The subject site is 63,117 square feet in area and is within the Light Industrial (IL) Zone. Based on assessor’s records, the site is occupied by an existing 28,407 square foot warehouse facility with associated parking. The applicant is proposing to construct a new 6,607 square foot warehouse expansion on the east side of existing storage facility. Existing parking stalls will be removed to accommodate the new addition. The applicant proposes new parking stalls at the south edge of the existing warehouse and an expansion to existing parking at the northwest corner of the lot. Interior offices will also be remodeled to accommodate growing storage needs. Based on aerial photos, the existing site has 37 parking spaces. The applicant proposes a total of 32 parking spaces with the proposed expansion. The subject site does not have public street frontage and currently accesses via access easements extending through neighboring properties to the south to SW 34th ST. The area is mapped with a high severity for seismic hazards. Approximately 40 feet of the site’s westernmost portion is covered by the Shoreline Master Program’s Shoreline High Intensity Overlay District as well as a small portion (~900 sq.ft.) of land in the northwest corner mapped with Urban Conservancy Overlay District (Black River/Springbrook Creek Reach C). Wetlands are mapped off site to the north within 60 feet of the subject property. Springbrook Creek and associated wetlands are mapped offsite to the west within 200 feet of the subject property. Current Use: The site is currently occupied by an existing 28,407 square foot warehouse facility with associated parking. Garagiste Warehouse Expansion Page 2 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use designation and the Light Industrial (IL) zoning classification. Land designated EA are place 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 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. Warehousing is a permitted use in the IL zone. Development Standards: The proposed land use would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” (noted as “IL standards” herein). Density: N/A 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. Not applicable, no changes are proposed to the existing lot. 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. Surface parking is proposed to be retained and expanded; therefore, the maximum building coverage permitted in the site is 65%. Based on assessor’s records, the site is occupied by an existing 28,407 square foot warehouse facility. The applicant is proposing to construct a new 6,607 square foot warehouse expansion, for a total square footage of 35,014 square feet. Based on a total square footage of 35,014 square feet, the proposed building coverage is 55.4%, which meets maximum building coverage requirements. The applicant will need to demonstrate compliance with maximum building coverage at the time of formal land use application submittal. Building 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 provided 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. There are no maximum setback requirements. The subject site does not have public street frontage and currently accessed via access easements extending through neighboring properties to the south to SW 34th ST. The property does not abut a residential zoned property. No information regarding the location of the access easements was provided. The applicant is proposing a front yard setback of approximately 45 feet for the new addition from the front yard property line. 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). Based on the pre-application submittal, the existing structure is 28 feet and 4 inches. The new proposed addition is 40 feet tall. The project proposal appears to comply with maximum height requirements. The applicant will need to demonstrate compliance with maximum building height requirements at the time of formal land use application submittal. Garagiste Warehouse Expansion Page 3 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files Landscaping: Based on aerial photography in COR Maps, the site appears to be non-conforming pursuant the landscaping standards in RMC 4-4-070. Please see the non-conforming section below for additional information on compliance. 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. The minimum on-site landscape width required along street frontages (private side) is 10 feet and shall contain trees, shrubs, and landscaping. Any additional undeveloped right-of-way areas shall be landscaped. Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the 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 coverage within 3 years. Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees as identified in RMC 4-4-070F.6. Minimum landscape area shall be provided as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall 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. The maximum height for fences on sites with industrial uses is eight (8) feet. For more information about fences and retaining walls refer to RMC 4-4- 040. Screening: Any new or replacement operating equipment located on the roof of any building, and any permitted outdoor loading, repair, maintenance, and work areas shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4- 095. Compliance with the screening requirements would be verified at the time of formal land use application review. 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.” Projects involving the paving of a parking lot with permanent surface or striping a previously unstriped lot are required to comply with the parking and loading requirements. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. Garagiste Warehouse Expansion Page 4 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: Parking Space Dimensions: o Standard Parking Stall Size: The surface parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. o Structured Parking Stall Size: The minimum length is fifteen feet (15') and eight feet, four inches (8'4") in width. A stall shall be a minimum of sixteen feet (16') for stalls designed at forty-five degrees (45°) or greater. Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size. Warehouse uses shall have a minimum and maximum of 1 parking space per 1,500 square feet of net floor area. Based on the proposed total square footage of the building (35,014 square feet), the project requires a minimum and maximum of 23 parking spaces. The existing site currently exceeds parking requirements with 37 parking spaces based on aerial photos. The proposed number of parking stalls based on the pre-application submittal is 32 parking spaces, which also exceeds parking requirements. 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 4-9-250D2. Access: The subject site does not have public street frontage and currently accesses via access easements extending through neighboring properties to the south to SW 34th ST. According to the applicant’s submittal materials, no changes to access are proposed. Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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 include trees with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within the most recent ten (10) years shall qualify as significant trees, regardless of the actual caliper. Garagiste Warehouse Expansion Page 5 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files 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 twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (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 independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Non-Conforming Site Development Standards: B. Upon the restoration of a structure, commenced by a complete building permit application within one year of damage caused by fire, explosion or other unforeseen circumstances, valued to be greater than fifty percent (50%) of its assessed or appraised value, the site shall be brought into conformance with existing development standards; provided, however, that there shall be no limit on the restoration value of a single family dwelling if a complete building permit application is applied for within one year of damage. C. For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the requirements of this subsection. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. D. Within any three (3) year period, upon expansion of any structure or complex of structures within a single site, which is over fifty percent (50%) of the existing floor area or building footprint, whichever is less, the site shall be brought into compliance with this Title. If the expansion is fifty percent (50%) or less, the site shall be brought into proportional compliance with existing development standards as provided in subsection E of this Section. E. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: Garagiste Warehouse Expansion Page 6 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: Value of existing structure(s) equals $100,000; Value of proposed improvements equals $20,000; 10% multiplied by $20,000 equals $2,000; $2,000 would be applied toward reducing the nonconformities. 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Geotechnical Hazards: COR Maps indicate that the presence of a High Seismic Hazards on the subject site. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. Shoreline Regulations: Regulated Shoreline Urban Conservancy and Shoreline High Intensity (Black River/Springbrook Creek Reach C) are mapped on the project site. Springbrook Creek is a regulated shoreline water of the state and any development within 200-feet of the ordinary high water mark of the stream would be required to comply with the Shoreline Master Program, as proposed the west portions of the existing and proposed parking areas would be located within 200-feet of the shoreline. A stream study would be required, in addition to a habitat Assessment, at the time of land use application. If impacts are proposed to the stream a secondary stream study would be required. Per RMC 4-3-090E, Use Regulations, of the Shoreline Master Program, Industrial uses and Accessory Uses (parking) are allowed in the Shoreline High Intensity Designation, if permitted by the underlying zoning in RMC 4-2-060, subject to the preference for water-oriented uses. Industrial uses and Accessory Uses (parking) are not permitted in the Shoreline Urban Conservancy designation. Any existing parking within the Shoreline Urban Conservancy designation would be considered existing, nonconforming. Industrial developments shall be permitted subject to the following: i. Water-Dependent Uses: New industrial uses in new structures within the required setback of the shoreline must be water-dependent. ii. Existing Non-Water-Dependent Uses: Existing non-water-dependent uses may be retained and expanded, subject to provisions for nonconforming uses activities and sites; provided, that expansion of structures within the required setback between the building and the water shall be prohibited unless it is demonstrated that the impacts of the expansion can be mitigated through on-site measures such as buffer enhancement or low impact stormwater development. Changes in use are limited to existing structures. Garagiste Warehouse Expansion Page 7 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files iii. Water-Related Uses: Water-related industrial uses may not be approved if they displace existing water-dependent uses. Prior to approval of a water-related industrial use, review of the design, layout, and operation of the use shall confirm that the use has a functional requirement for a waterfront location, or the use provides a necessary service supportive of the water-dependent uses, and/or the proximity of the use to its customers makes its services less expensive and/or more convenient. Allowed water- related commercial uses shall be evaluated in terms of whether the use facilitates a public interest, including increasing public access and public recreational opportunities in the shoreline. iv. Non-Water-Oriented Uses: Non-water-oriented industrial uses may be permitted where: (a) Located on a site physically separated from the shoreline by another private property in separate ownership or a public right-of-way such that access for water-oriented use is precluded; provided, that such conditions were lawfully established prior to the effective date of the Shoreline Master Program; or (b) On a site that abuts the water’s edge where navigability is severely limited (i.e., all shoreline rivers and creeks) and where the use provides significant public benefit with respect to the objectives of the Shoreline Management Act by: (1) Restoration of ecological functions in both aquatic and upland environments that provide native vegetation buffers according to the standards for the specific reach as specified in subsection F1 of this Section, Vegetation Conservation, and in accordance with the Restoration Element of this plan and other plans and policies including the WRIA 8 and 9 Salmon Restoration Plans; or (2) The balance of the water frontage not devoted to ecological restoration and associated buffers shall be provided as public access in accordance with subsection D4 of this Section, Public Access. (Ord. 5976, 8-3-2020) A stream study shall be required. Please refer to shoreline master program regulations (RMC 4-3-090) for additional general and specific shoreline requirements. Wetlands: It is anticipated that the abutting site to the north contains wetland associated with Springbrook Creek. As these wetlands would be located within the Shoreline Jurisdiction they would be subject to the delineation and buffer standards identified in the Shoreline Regulations (RMC 4-3-090D.2.d) and not the City’s Critical Areas Regulations. A wetland report delineating and categorizing the wetland on site is required to be submitted with the formal land use application. In addition, if there are proposed impacts to the wetland, a mitigation plan should also be submitted. City staff may require secondary review of the wetland and/or stream report, at the expense of the applicant. Environmental Review: The subject project would be subject to SEPA Environmental Review, as it involves the construction of a building/addition over 4,000 sq. ft. Therefore an environmental Garagiste Warehouse Expansion Page 8 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area Comprehensive Plan land use designation. 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. Permit Requirements: The project would require Environmental (SEPA) Review, Site Plan Review, and a Shoreline Substantial Development Permit. The applications would be processed within an estimated time frame of 6-8 weeks. The 2021 administrative site plan review fee would be $2,700, The 2021 Shoreline Substantial Development Permit review fee would be $2,700, and the 2021 SEPA Review (Environmental Checklist) fee is $1,600. Each modification request for 2021 is $260. 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).” 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://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 In addition to the required land use permits, separate construction and building permits would 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. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood Garagiste Warehouse Expansion Page 9 of 9 February 4, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000018\Working Files meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. 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 required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: A Transportation Mitigation Fee would be assessed per square foot based on the type of use defined in the ITE Manual as determined by staff. A Fire Impact Fee may be assessed per square foot based on a determination by the Renton Fire Authority. Expiration and Extensions: Once the Site Plan and Environmental Review applications have 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. A single two-year extension may be granted. It is the applicant’s responsibility to monitor the expiration dates. Next Steps: Once all required submittal items have been prepared, the applicant is encouraged to contact the project manager to schedule a pre-screen meeting. Please contact Angelea Weihs, Associate Planner at 425-430-7312 or aweihs@rentonwa.gov to schedule the appointment.