Loading...
HomeMy WebLinkAboutPRE21000195 and 199_Meeting SummaryPREAPPLICATION MEETING FOR Bloodworks Renton Donor Center and West Office TI PRE 21-000195 & 000199 CITY OF RENTON Department of Community & Economic Development Planning Division June 17, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@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 formal submittal. 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: June 11, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Bloodworks NW tenant improvements 1. Existing approved fire sprinkler and fire alarm systems are required to be revised accordingly and maintained throughout all buildings. Separate plans and permits required by the fire department. Fully addressable and full detection is required for the fire alarm system. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 16, 2021 TO: Jonathan Chavez, Development Engineering FROM: Jill Ding, Planning SUBJECT: Bloodworks Renton West Office TI 600 & 701 SW 39th Street PRE21-000195 & PRE21-000199 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 1253810020. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER Existing Water Services: 1. 600 SW 39th Street  There is an existing 3-inch domestic water meter, south of the building (MTR-015969). o The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290- 490). In accordance with Drinking Water Regulations, the building must have a 1.5- inch RPBA (Reduced Pressure Backflow Assembly). 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.  There is an existing 8-inch fire service meter, south of the building (MTR-015801). o The existing backflow prevention device for the fire sprinkler system must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have an 8” DCDA (Double Check Detector Assembly). Per the City of Renton standard plan number 360.2, the DCDA must be installed outside the building in a vault. It may also be installed inside the building at a location pre-approved by the water utility Cross Connection Specialist. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430- Bloodworks Renton West Office TI – PRE21-000195 & PRE21-000199 Page 5 of 5 June 16, 2021 7207 to verify that your building is equipped with an approved DCDA, or for any questions regarding these requirements. 2. 701 SW 39th Street  There is an existing 3/4-inch domestic water meter, south of the building (MTR-001899). o The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290- 490). In accordance with Drinking Water Regulations, the building must have a 1.5- inch RPBA (Reduced Pressure Backflow Assembly). 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.  There is an existing 8-inch fire service meter, south of the building (MTR-000944). o The existing backflow prevention device for the fire sprinkler system must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have an 8” DCDA (Double Check Detector Assembly). Per the City of Renton standard plan number 360.2, the DCDA must be installed outside the building in a vault. It may also be installed inside the building at a location pre-approved by the water utility Cross Connection Specialist. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430- 7207 to verify that your building is equipped with an approved DCDA, or for any questions regarding these requirements. 3. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by City of Renton. 2. As the existing water services will be reused, no water system development charges are applicable. SURFACE WATER 1. All tenant improvements will occur within the existing building. Since no new plus replaced impervious area will be added to the site, no drainage report is required. TRANSPORTATION 1. 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 17, 2021 TO: Pre-Application File No. 21-000195 & 000199 FROM: Jill Ding, Senior Planner SUBJECT: Bloodworks Renton Donor Center and West Office TI 600 SW 39th St (Suites 101A & C) and 700 SW 39th St (Parcel No. 1253810020) 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, Puget Sound Blood Center, is proposing interior improvements of approximately 6,074 square feet in two vacant, existing suites (101A & C) at 600 SW 39th St and tenant improvements of approximately 1,925 square feet of existing shell space at 700 SW 39th St into offices. Some minor exterior building alterations are proposed including modifications to existing doorways and the addition of new windows. No changes in access or parking are proposed. The project site totals 17.99 acres and is located in the Industrial, Light (IL) zone and Employment Area Comprehensive Plan Land Use designation. No trees or vegetation are proposed for removal as part of the project. According to COR Maps, multiple critical areas are present on the site including a high seismic hazard, a special flood hazard area, and the 200-foot shoreline jurisdiction of Springbrook Creek. Current Use: The site is developed with as the Times Square Office Park 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 proposed Renton bloodworks would be considered a Medical Office use, which is an outright permitted use in the IL zone. Page 2 of 5 June 17, 2021 Bloodworks Renton Donor Center and West Office TI 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 are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.htm l 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 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. No changes are proposed to the existing building or impervious surface coverage on site. 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. No changes are proposed to the building footprint that would impacts the existing setback areas. 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. No changes are proposed to the existing building height. 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. Page 3 of 5 June 17, 2021 Bloodworks Renton Donor Center and West Office TI Refuse and Recycling Areas: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The applicant shall demonstrate compliance with the refuse and recycling area requirements at the time of formal building permit application. Landscaping: 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 is 10 feet. Street trees and groundcover in the ROW planter strip will also be required. Interior Tenant Improvements are not subject to the landscaping requirements. 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. 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. Page 4 of 5 June 17, 2021 Bloodworks Renton Donor Center and West Office TI 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 “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, and for “Offices, Medical and Dental” are to provide a minimum and maximum of five (5) spaces per 1,000 square feet of net floor area. The applicant will be required at the time of building permit 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. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. 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. 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. Page 5 of 5 June 17, 2021 Bloodworks Renton Donor Center and West Office TI A special flood hazard area is also mapped on the project site. No work is proposed within the flood hazard area, therefore it is unlikely that a flood hazard study would be required. If the scope changes prior to formal land use submittal, a professional study may be required at staffs discretion. The site is mapped within the Black River/Springbrook Creek Regulated Shoreline Area, however no work is proposed within the shoreline buffer. Environmental Review: The proposal includes a tenant improvement that does not involve a change of use beyond what was previously existing, therefore the proposal would be exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require a building permit. 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. Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of the building. These fees would be payable prior to building permit issuance.