Loading...
HomeMy WebLinkAboutPRE21-000296_Meeting SummaryPREAPPLICATION MEETING FOR Koda Auto Sales 355 Rainier Ave N PRE 21-000296 CITY OF RENTON Department of Community & Economic Development Planning Division September 23, 2021 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@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: September 17, 2021 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Koda Auto Sales 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are not applicable. No change of use fees apply. 3. Building shall comply with Section 314.4 of the fire code for indoor vehicle storage display. No indoor fueling allowed. Gas tanks cannot be more than one quarter full. Batteries shall be disconnected. Fuel tanks shall have locking gas caps or doors. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 20, 2021 June 20, 2011 TO: Brittany Gillia, Planner FROM: Nathan Janders, Development Engineer SUBJECT: Koda Motors Expansion 355 Rainier Ave N PRE21-000296 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 4204400120. 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. 2. The static water pressure is approximately 60 PSI at a ground elevation of 56 feet. 3. There is an existing 12-inch water main in Rainier Ave N that can provide 5,000 GPM (see record drawing W-019905). 4. There is one existing 3/4-inch domestic water service and meter serving the existing site. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development has not changed from the existing conditions. 6. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. a. The minimum size for a commercial water service and meter is 1-inch. The existing water service shall be cut and capped by City forces and a new 1-inch service shall be installed by City forces. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. 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 pre- Koda Motors Expansion PRE21-000296 Page 2 of 4 September 20, 2021 approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall if it is located inside the building. 7. A conceptual utility plan will be required as part of the land use application for the project. 8. 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. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,450.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per 1-inch meter. d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8187848&dbid=1&repo=Cityo fRenton&cr=1 SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in Rainier Ave N (see record drawing S-007004). 3. There is an existing 6-inch sewer stub serving the property. The stub can be CCTV’d and if found acceptable to the sewer department may be re-used and may require lining. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. An oil/water separator (OWS) is required to serve the covered parking area. The OWS shall be sized per the latest edition of the Uniform Plumbing Code (UPC). 5. A conceptual utility plan will be required as part of the land use application for the project. 6. The development is subject to a wastewater system development charge (SDC) fee if there is an increase in size to the existing water services or if new services are proposed. SDC fee for sewer is based on the size of the new or upsized water meters to serve the project. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for is $3,450.00 per ¾-inch and 1-inch meter. b. Credit for the existing sewer service based on the size of the existing water services will be applied to any increase or addition of new water meters. c. Final determination of applicable fees will be made after the water meter size has been determined. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8187848&dbid=1&repo=CityofRe nton&cr=1 Koda Motors Expansion PRE21-000296 Page 3 of 4 September 20, 2021 SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed with the application. Compliance with the 2017 City of Renton Surface Water Design Manual will be required if there is any ground disturbing activity associated with the project. TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction or additions in excess of $150,000. The proposed project fronts Rainier Ave N to the east, NW 3rd Pl to the south and private property on all other sides. a. Rainier Ave N is classified as a 5-lane Principal Arterial street with an existing right-of-way (ROW) width of approximately 98 feet. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half street improvements as taken from the ROW centerline shall be required and include a minimum 66 foot paved road (33 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. i. However, the existing curb-curb width is acceptable. Therefore, minimum half street improvements as taken from the ROW centerline shall include a 32.5 ft paved roadway, a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. No dedication is anticipated. b. NW 3rd Pl is classified as a residential access street with an existing ROW width of approximately 60 feet. To meet the City’s complete street standards for Residential Access streets a minimum ROW width of 53 feet is required. Per RMC 4-6-060 half street improvements as taken from the ROW centerline shall be required and include a minimum 26 foot paved road (13 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. c. Street lighting is required for a project that consists of more than 5,000 SF of commercial space. See RMC 4-6-060 for street lighting requirements. 2. Refer to City code 4-4-080 regarding driveway regulations. 3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 4. The development is subject to transportation impact fees. Fees will be charged base d on the rate at the time of building permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. b. A credit will be applied for the prior use. 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: Koda Motors Expansion PRE21-000296 Page 4 of 4 September 20, 2021 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 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 23, 2021 TO: Pre-Application File No. PRE21-000296 FROM: Brittany Gillia, Assistant Planner SUBJECT: Koda Auto Sales 355 Rainier Ave N (Parcel No. 4204400120) 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 online at www.rentonwa.gov Project Proposal: The applicant is proposing a change of use to convert 2,200 square feet of commercial space in an existing 4,204 square foot building into an indoor car sales facility and vehicle storage at 355 Rainier Ave N. The project site totals 5,440 square feet and is zoned CA. The submitted materials do not indicate the extent of improvements proposed to the interior of the structure, and no exterior changes to the site or access are proposed. The applicant is proposing the east entry on Rainier Ave N as the primary entrance for customers, the south entrance for retail cars to enter the building, and the west entrance to clean and store vehicles. The site is mapped with Regulated Slopes (>15% & <=40%). Current Use: The subject parcel is currently occupied with a vacant commercial tenant space, previously used as a martial arts training facility. Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Vehicle Sales, Small, is a permitted use within the CA zone if wholly conducted within an enclosed building. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). These standards are available online. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum lot width or depth requirements. The existing lot area is Koda Auto Sales, PRE21-000296 September 23, 2021 5,440 square feet, which exceeds the minimum lot size requirements of the CA zone. No changes to existing lot dimensions are proposed. Lot Coverage – The lot coverage for buildings is 65% of the lot area or 75% is parking is provided within the building or within an on-site parking garage. The existing building has a footprint of approximately 4,204 square feet, which results in a building coverage of 77% on the 5,440 square foot site. The existing building exceeds the maximum building coverage permitted in the CA zone, therefore no expansion of the building area would be permitted. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10-foot minimum front/side yard along a street setback; a 15-foot maximum front setback; and no rear or side yard setbacks. No exterior additions to the building are proposed. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 60 feet for mixed use. The existing structure has one story and is likely below the maximum 50- foot height limit. Parking – Parking for vehicles and bicycles, 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.” The following ratio would be applicable to the site: Use Ratio Square footage proposed Required Spaces Retail Sales: A minimum and maximum of 2.5 per 1,000 square feet of net floor area 2,200 sq. ft. 6 If sufficient parking is not available on the premises of the use, a private parking area may be provided off site. A parking agreement ensuring that off-site parking is available for the duration of the use shall be approved by the Community and Economic Development Administrator, following review by the City Attorney. The following shall be reviewed as part of the permit process: 1. A letter of justification addressing the need for off-site parking and compatibility with the surrounding neighborhood. 2. A site plan showing all dimensions of parking spaces, aisles, landscaping areas, abutting street improvements, curb cuts, and on-site and abutting uses and buildings. Off-site parking for nonresidential uses shall be within seven hundred fifty feet (750') of the building or use. The Department of Community and Economic Development may modify the maximum distance requirements if a Transportation Management Plan or other acceptable transportation system will adequately provide for the parking needs of t he use and the conditions outlined in RMC 4-9-250D2 are met. Based on the use and square footage proposed, 6 parking spaces would be required for the proposed use. There are no parking spaces available on the project site; therefore there does not appear to be adequate parking available on the project site for the proposed use. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, Koda Auto Sales, PRE21-000296 September 23, 2021 and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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 required number of ADA accessible stalls, based on the total number of spaces, must be provided. Bicycle parking shall be provided in compliance with RMC 4-4-080F.11, at a rate of 10 percent of the number of required parking spaces. 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. 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. There does not appear to be any landscaping on the project site. Any building expansions and/or interior remodels exceeding 50% of the assessed property value may trigger compliance with the City’s landscaping requirements (RMC 4-4-070). Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. Screening regulations are detailed in RMC 4-4-095. Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan or building permit site plan. All existing fences and security gates should be depicted on the site survey and include type of fence, material, and height. A fence detail should also be included on the landscape plan as well for new proposed fencing. Lighting – New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). Access: Current access to the subject site is off of NW 3rd Pl. No changes to access or existing driveways are proposed. Significant Tree Retention: If tree removal is proposed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, 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 shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canop y; 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. Koda Auto Sales, PRE21-000296 September 23, 2021 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 applica tion that involves tree removal and land clearing at the City’s discretion. Critical Areas: The project site is mapped with Regulated Slopes (>15% & <=40%) on the west side of the parcel. A geotechnical report may be required at the time of formal building permit application if any exterior improvements are proposed. Environmental Review: Tenant improvements and changes of use less than 4,000 square feet are categorically exempt from Environmental (SEPA) Review except for lands covered by water or critical areas as designated in RMC 4-9-070H.2. The proposal would no longer be exempt from environmental review if further investigation of the site results in the identification of designated critical areas. Permit Requirements: The proposal will require building permits and a Parking Modification. The modification application review is administrative and would be processed within an estimated time frame of one to two weeks. The 2021 modification fee is $262.50 ($250.00 plus a 5% Technology Surcharge Fee). All fees are subject to change. Additional information and forms needed for 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 be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 The administrative modification process must be completed prior to the issuance of any building permit(s). Please contact a Permit Technician at permittech@rentonwa.gov or 425.430.7200 for inquiries regarding building permit submittal requirements. Detailed information regarding the land use application submittal is available online at www.rentonwa.gov. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact mitigation fees would be applicable if any expansion of the existing building is proposed. Expiration: Upon approval, the Modification is valid for two years. It is the responsibility of the owner to monitor the expiration date. Note: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov for pre-screening.