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HomeMy WebLinkAboutPRE21-000317 (IH Interim Maintenance Facility Farwest) Meeting Summary_v1PREAPPLICATION MEETING FOR Interim Maintenance Facility Farwest 201 SW 34th St, Renton, WA 98057 PRE21-000317 CITY OF RENTON Department of Community & Economic Development Planning Division September 23, 2021 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov Public Works Plan Reviewers: Michael Sippo, 425.430.7298, msippo@rentonwa.gov Yong Qi, 425.430.7439, yqi@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE:September 23, 2021 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:King County Solid Waste Vehicle Maintenance Facility 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are currently applicable at the rate of $0.26 per square foot of the new office area modular additions. No change of use fees apply. This fee is paid at time of building permit issuance. 3. Fire sprinkler and fire alarm systems shall be updated and/or maintained. Separate plans and permits are required to be submitted to the fire department for review and permitting for all systems. The existing fire sprinkler system is of moderate protection only as the metal fabrication facility was of low fire hazard. For your information, it will meet requirements for vehicle maintenance and repair requirements and office spaces. It will not be able to protect piled storage/storage racking over 12-feet high or high hazards such as vehicle tire storage or other large quantities of hazardous materials. Upgrades would need to take place to store these types of higher hazard commodities. The change of use will trigger fire alarm upgrades throughout the entire facility to meet current city ordinances. Again, the existing facility fire alarm system is of minor coverage and shall require substantial upgrades to meet the proposed new use. 4. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. 5. All areas shall be compliant with hazardous material storage per the fire code. An approved hazardous material inventory statement shall be completed and reviewed prior to any building permit issuance. Use of fire department form or equivalent shall be submitted. This can be submitted ahead of the building permit submittal to help shorten plan review time frame if desired. Separate plans and permits required for flammable/combustible liquid tanks and piping installations. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 23, 2021 June 20, 2011 TO:Clark Close, Senior Planner FROM:Michael Sippo, Civil Engineer III Yong Qi, Civil Engineer III SUBJECT:King County Solid Waste (KCSW) Interim Vehicle Maintenance Facility 201 SW 34th St PRE21-000317 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 125380- 0211. 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 12” looped water line around the existing building (see drawing #W- 228501). 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. Two south of the building within the parking lot of the facility. b. One northwest of the building in SW 34 th St. c. One northeast of the building in SW 34 th St. 3. There is an existing 3” domestic water service and meter serving the existing building and outbuildings with two reduced pressure backflow assemblies (RPBA) for backflow prevention. 4. There is an existing 2” irrigation service and meter serving the site. a. Per City records, the existing irrigation service has had no consumption since 2015. If the existing irrigation service will not be reused, the applicant can have the meter removed or locked off. b. If the existing irrigation service will be used, it shall be equipped with a double check valve assembly (DCVA) downstream of the meter for backflow prevention. The DCVA shall be installed in accordance with COR Std. Plan 340.8. KC Solid Waste Interim Maintenance Facility PRE21-000317 Page 2 of 3 September 23, 2021 5. There is an existing 6” fire water service serving the existing building with a double check detector assembly (DCDA) for backflow prevention. 6. If the existing water services will be reused and no additional water services are added, no water system development charges are applicable. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” private sewer main within a 12” protective ductile iron casing flowing north to south and underneath the primary shop building. Reference COR Project File WWP2700704 for record drawings. 3. If floor drains are present in the building, or required by the building official, due to the proposed vehicle maintenance, they will be required to drain through an oil/water separator outside the building footprint, within the side sewer. No connections are to be made to the storm system and any connections to the sewer will be required to be upgraded if an oil/water separator system is not already present. 4. South of the building, there are two existing 6” side sewer connections into a private sewer manhole that is located beneath one of the portable buildings. 5. If the existing sewer service will be reused, no sewer system development charges are applicable. If the domestic water meter size is required to be increased as a result of the project, applicable SDC fees would be applicable. Credit would be provided for the existing meter size. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed, however, if during SEPA/Land-Use review it is determined that outside site and parking/lot improvements are required, the project may become subject to further stormwater review. 2. Tenant improvements and installation of the new portables will need to follow source control and temporary erosion and sediment control best management practices. TRANSPORTATION 1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. The current transportation impact fee is $7.15 per square foot of manufacturing space. A transportation impact fee credit will be issued for the existing building use. 3. Since the project is proposing a change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 4. 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, however, if during SEPA/Land-Use review it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. KC Solid Waste Interim Maintenance Facility PRE21-000317 Page 3 of 3 September 23, 2021 GENERAL COMMENTS 1. 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. 2. 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 3. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. 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). 5. 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 23, 2021 TO:Pre-application File No. 21-000317 FROM:Clark Close, Senior Planner SUBJECT:Interim Maintenance Facility Farwest – 201 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, 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: King County Solid Waste (KCSW) has leased the Farwest Steel Fabrication Facility and is proposing to temporarily use the facility for vehicle maintenance and storage for approximately five (5) years. The Farwest facility is located at 201 SW 34th St (APN 1253800211). The project site totals 244,113 square feet (5.60 acres) and is zoned Heavy Industrial (IH). KCSW is proposing to relocate much of its vehicle maintenance and stores operations from Cedar Hills Regional Landfill facility to the Farwest facility. In addition to the 93,306 square foot warehouse building the site contains two (2) exiting modulars with approximately 2,756 square feet of office space. The applicant is proposing minimal tenant improvements to the existing facility along with adding two (2) office modular buildings as part of a requested temporary use permit. The new added modulars would later be removed. The vehicles proposed to be stored and services onsite include waste transfer trucks and trailers to smaller KCSW passenger vehicles. The proposed primary function of the facility would be to service the KCSW road vehicle fleet. Long term storage of vehicles and equipment would be accommodated elsewhere in King County. KCSW would also pursue the use of an Oyster Shell Barrel Stormwater Treatment Systems in keeping with the King County Energy Star Program. According to City of Renton (COR) Maps, the project site is mapped with high seismic hazards. Current Use: The site is a vacant office and warehouse known as the Farwest Steel Building. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IH standards” herein). Interim Maintenance Facility Farwest Page 2 of 6 September 23, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000317\Working Files Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use designation and the Heavy Industrial (IH) zoning designation. The property is also located within Auto Mall Area C Overlay District. Other government maintenance facilities require a Hearing Examiner Conditional Use Permit within the IH zone. Lot Coverage – There is no minimum lot coverage requirement within the IH zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IH zone are as follows: 15 feet for a front yard or secondary front yard (20 feet from a principal arterial street); zero for the rear yard or side yards, except 50 feet if the lot abuts a lot zoned residential. Based on the submitted site plan, the proposed office modular building #2 would maintain an approximate 189-foot front yard setback from SW 34th St and the proposed office modular building #31 would maintain an approximate 280-foot front yard setback from SW 34th St. Both proposed modular buildings appear to comply with required setbacks of the IH zone. Building setbacks would be reviewed at the time of land use application. Building Height – There is no maximum building height requirement within the IH zone. Landscaping: Compliance with landscape regulations would be required. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 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 performance standards for land development, 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 canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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/ r 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. No trees are proposed to be 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. Interim Maintenance Facility Farwest Page 3 of 6 September 23, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000317\Working Files Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Fences/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 seven feet (7') 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. However, fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision areas. New 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 complements 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: Based on current code, new buildings trigger compliance with all parking regulations (RMC 4-4-080). All changes to parking lots, loading areas, or driveways shall comply with the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” The total requirements for off-street parking facilities shall be the sum of the requirements for the several uses computed separately, unless the building is classified as a “shopping center.” A summary of all existing uses will be required at the time of land use application. The applicant will need to demonstrate compliance with all existing uses, as well as the proposed on-site service. See the following examples parking ratios based on use: USE NUMBER OF REQUIRED SPACES Offices, general: 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. Vehicle service and repair (large and small vehicles): A minimum and maximum of 2.5 per 1,000 square feet of net floor area. Uses not specifically identified in this Section Department of Community and Economic Development staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. New parking stalls must comply with current dimensional requirements. See RMC 4-4-080 for more details. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, Interim Maintenance Facility Farwest Page 4 of 6 September 23, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000317\Working Files with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. It is unclear the overall impacts that vehicle maintenance and storage facility would trigger with the City’s Parking Regulations. The project proposal will need to demonstrate compliance with the parking requirements at land use permit review and building permit review. A vehicle parking analysis with the number of existing spaces and any new spaces would need to be provided as part of the land use permit for review and approval by the Planning Division Project Manager. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. See RMC 4-4-080.F.11.b for bicycle parking standards. The applicant would be required at the time of land use application to provide a bicycle parking analysis of the subject site. The analysis would include the parking demand and parking improvements in accordance with RMC 4-4-080. Access: No changes to the existing access locations are proposed. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. In office 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. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Critical Areas: The project site is mapped with high seismic hazards. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to site development work or building improvements. Environmental Review: The proposal would trigger Environmental (SEPA) Review as the proposal includes a change or use and the addition of two (2) new modular buildings to a site and the site includes existing building(s) that exceed 4,000 sq. ft. in area. If the City of Renton is to act as the lead agency, an environmental checklist would be a submittal requirement. Environmental determinations processed by the city are 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: Site plan review is required for all development within the Employment Area (EA) 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, Interim Maintenance Facility Farwest Page 5 of 6 September 23, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000317\Working Files 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 4-9-200.E.3. Permit Requirements: The proposal for vehicle maintenance and storage facility would require Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review, and Environmental (SEPA) Review, along with all associated building permits. These land use applications would be reviewed concurrently within an estimated timeframe of 12 weeks. The 2021 Hearing Examiner Conditional Use Permit fee is $3,300, Hearing Examiner Site Plan Review application fee is $3,800, and SEPA Review (Environmental Checklist) is $1,600. Any modification requests to code standards are $260 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the Conditional Use Permit submittal checklist and Site Plan submittal checklist and other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 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 and III Land Use Permits, 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. Public Notice: Public Information Signs are required for all Type II Land Use Permits, 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. Impact Mitigation Fees: In addition to the applicable building and/or construction fees, the following impact fees would be required prior to the issuance of building permits: A Fire Impact Fee $0.26 per sq. ft. is required for all new office area modular additions. If it is determined that the traffic is impacted from the proposed addition, a traffic impact fee would be assessed at the time of building permit. 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 shall have the materials pre-screened prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials and subsequent land use application. Interim Maintenance Facility Farwest Page 6 of 6 September 23, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000317\Working Files Expiration: Once Conditional Use and Site Plan applications have been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two (2) year extension. The approval body may require a public hearing for such extension. It is the responsibility of the applicant to monitor the expiration date(s). OWNER ARCHITECT CIVIL STRUCTURAL MECHANICAL, ELECTRICAL, FIRE PROTECTION KING COUNTY SOLID WASTE DIVISION 201 S JACKSON ST UNIT 5701 SEATTLE, WA 98104 CONTACT: FRANCIS GASPAY EMAIL: Francisco.Gaspay@kingcounty.gov TEL: (206) 477 5220 ROLLUDA ARCHITECTS 105 S MAIN ST, SUITE 323 SEATTLE WA, 98104 CONTACT: DONN STONE EMAIL: Donn@rolludaarchitects.com TEL: (206) 624-4222 KPG 3131 ELLIOT AVENUE, SUITE 400 SEATTLE, WA 98121 CONTACT: NANDEZ MILLER EMAIL: nandez@kpg.com TEL: (206) 267-1043 INTEGRATED DESIGN ENGINEERS, LLC 1200 5TH AVENUE, SUITE 1208 SEATTLE, WA 98101 CONTACT: IGNASIUS SEILLIE EMAIL: iseilie@id-engr.com TEL: (206) 264-1121 SAZAN GROUP 600 STEWART STREET, SUITE 1400 SEATTLE, WA 98101 CONTACT (ELECTRICAL): RONALD CLARK EMAIL: rclark@sazan.com CONTACT (MECHANICAL): DAVID JONES EMAIL: djones@sazan.com CONTACT (FIRE PROTECTION): PHIL ROACH EMAIL:proach@sazan.com TEL: (206) 267 1700 PROJECT TEAM OVERALL SCOPE: King County Solid Waste (KCSW) Temporary Vehicle Maintenance and Storage Facility Farwest Steel Fabrication Facility 201 SW 34th St #4939, Renton, WA 98057 The Farwest Steel Fabrication Facility has been leased by KCSW for a Vehicle Maintenance and Storage Facility. The 93, 938 SF primary building is a sprinkled metal structure with an F1 occupancy rating. KCSW intends to temporarily relocate for approximately 5 years much of its vehicle maintenance and stores operations from their Cedar Hills Regional Landfill facility to the Farwest facility. The (2) Farwest office modulars currently on the 5.63 acre site will be occupied by KCSW as is. (2) additional office modulars for KCSW use are proposed to be added during the KCSW occupancy and then removed. The existing Farwest parking layout will remain as is and a revised parking calculation has been provided, taking into account KCSW ’s revised design basis for a combination F1/S1 use of the primary structure with vehicle maintenance areas, storage, and circulation, as well as, the (2) added Office modulars on the site. The vehicles to be serviced on site include a range of sizes from waste transfer trucks and trailers to smaller KCSW passenger vehicles. As the primary function of the facility will be servicing the KCSW road vehicle fleet, long term storage of vehicles and equipment will be accommodated elsewhere in the county at KCSW owned facilities. Tenant Improvements (TI) to the facility and site are intended to be minimal in keeping with the temporary nature of KCSW ’s occupation of the property. Facility adaptation to KCSW ’s requirements will be managed through the installation of KCSW owned or purchased equipment which are intended to be removed and retained by KCSW on departure. Where required, additional office modular placement, access/egress routes, life safety issues, seismic restraints, sprinkler system adjustments, and other features subject to jurisdictional review will be identified and described on the plans accompanying the TI submission. In keeping with the King Couny Energy Star Program and overall committment to sustainability, the project will be pursuing the use of an Oyster Shell Barrel Stormwater Treatment System. SCOPE OF WORK NVICINITY MAP NTS N SCALE : 1" = 160'=0" 1. THE DRAWINGS ARE INTENDED TO DESCRIBE THE OVERALL SCOPE OF WORK. CONTRACTORS SHALL FIELD VERIFY EXISTING CONDITIONS AND ALERT THE ARCHITECT TO ANY CONFLICTS BEFORE BEGINNING WORK. 2. (E) OR 'EXIST.) INDICATES EXISTING CONDITION, DIMENSION OR DATUM. VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS ON PROJECT PRIOR TO COMMENCEMENT OF WORK. 3. DO NOT SCALE DRAWINGS. THE CONTRACTOR SHALL USE DIMENSIONS SHOWN ON THE DRAWINGS AND ACTUAL FIELD MEASUREMENTS. NOTIFY THE ARCHITECT OF ANY DISCREPANCIES WITH DRAWINGS. 4. TYPICAL WALL SECTIONS, FINISHES, AND DETAILS ARE NOT INDICATED EVERYWHERE THEY OCCUR ON PLANS, ELEVATIONS, AND SECTIONS. REFER TO DETAILED DRAWINGS. CONTRACTOR TO PROVIDE AS IF DRAWN IN FULL. 5. NOTHING IN THE DRAWINGS SHALL BE CONSTRUED TO PERMIT AN INSTALLATION IN VIOLATION OF APPLICABLE CODES. ALL WORK PERFORMED UNDER THIS CONTRACT SHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES, REGULATIONS, RESTRICTIONS, REQUIREMENTS, AND CODES OF THE GOVERNING JURISDICTIONS. 6. ALL WORK SHALL CONFORM TO APPLICABLE BUILDING AND ENERGY CODES. 7. GENERALLY PLAN DIMENSIONS SHOWN ARE TO FINISH OPENING, FACE OF CONCRETE, AND FINISH FACE OF WALL, UNLESS NOTED OTHERWISE 8. ADHESIVES, CAULKING AND SEALANTS. USE PRIMERS AS REQUIRED BY MANUFACTURER. BACKING RODS OR TAPE AS RECOMMENDED BY MANUFACTURER AND PER SPECIFICATIONS. 9. CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING UTILITIES AND PROTECT AS REQUIRED PRIOR TO COMMENCEMENT OF WORK. 10. CONTRACTOR TO VERIFY ALL DIMENSIONS, MEASUREMENTS AND CONDITIONS BEFORE BEGINNING WORK. ANY DISCREPANCIES, ERRORS OR OMISSIONS TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT IMMEDIATELY. 11. UNLESS OTHERWISE NOTED, ALL ANGLES TO BE RIGHT ANGLES, ALL LINES WHICH APPEAR PARALLEL ARE TO BE PARALLEL, AND ALL ITEMS WHICH APPEAR CENTERED ARE TO BE CENTERED. CONTRACTOR TO BE RESPONSIBLE FOR MAINTAINING ALL LINES TRUE, LEVEL, PLUMB, AND SQUARE. 12. CONTRACTOR TO TAKE CARE TO PREVENT DAMAGE TO WALL ABOVE EXISTING BASE DURING DEMOLITION, AS NEW BASE IS SAME HEIGHT AS EXISTING. 13. CONTRACTOR SHALL MAINTAIN CURRENT RECORD DRAWINGS FOR ARCHITECT'S PERIODIC REVIEW. 14. AS BUILT DRAWINGS ARE BASED ON RECORD DRAWINGS AND MAY BE INCLUDED FOR REFERENCE AS TO THE SCOPE OF WORK ONLY. CONTRACTOR SHALL VISIT SITE PRIOR TO BID, EXAMINE EXISTING CONDITIONS AND INCLUDE ALL DEMOLITION REQUIREMENTS FOR THE SCOPE OF THE PROJECT IN THE CONTRACT SUM. NO ADDITIONAL PAYMENTS WILL BE MADE FOR FAILURE TO OBTAIN ALL REQUIRED INFORMATION AND MAKE KNOWN ANY INACCURACIES.. 15. SHOP DRAWINGS. PROVIDE SHOP DRAWINGS FOR THE ARCHITECT/OWNER APPROVAL AND AS REQUIRED BY THE SPECIFICATIONS AND LOCAL JURISDICTION PRIOR TO CONSTRUCTION. 16. SEE DIVISION 1 SPECIFICATIONS FOR ACCESS REQUIREMENTS. 17. CONTRACTOR TO COORDINATE ALL OPERATIONS WITH OWNER, INCLUDING: SITE ACCESS, MATERIALS STORAGE, AND STAGING, INTERRUPTION OF ELECTRICAL AND MECHANICAL SERVICES AND TIMING OF NOISY AND DISRUPTIVE OPERATIONS. CONTRACTOR TO VERIFY SEQUENCE OF WORK WITH OWNER. 18. CORRIDOR ACCESS MUST NOT BE BLOCKED FOR USER EGRESS, EXCEPT DURING HOURS SPECIFIED BY OWNER. 19. MOVEMENT OF MATERIALS, TOOLS, OR OTHER EQUIPMENT VIA PUBLIC AREAS WILL BE RESTRICTED TO THE HOURS AS DETERMINED BY CONTRACTING OFFICER OR CONTRACTING OFFICER'S REPRESENTATIVE. 20. CONTRACTOR TO PROTECT EXISTING FURNISHINGS, FIXTURES AND EQUIPMENT FROM DAMAGE. CONTRACTOR TO REPLACE IN KIND ANY SUCH ITEMS DAMAGED. GENERAL SITE ADDRESS PARCEL ID LEGAL DESCRIPTION JURISDICTION PARCEL SIZE APPLICABLE CODE LAND USE CODE PERMITTED USE 201 SW 34TH ST #4939, RENTON, WA 98057 1253800211 BURL N ORILLA IND PK RENTON #1 PARCEL A OF CITY OF RENTON SHORT PLAT NO 378-79 RECORDING NO 7909249001 SAID SHORT PLAT DEFINED -LOT 9 OF BLOCK 2 OF BURLINGTON NORTHERN ORILLIA INDUSTRIAL PARK OF RENTON DIV 1 TGW LOT B OF BURLINGTON NORTHERN BINDING SITE PLAN RENTON 244,113 SF (5.60 ACRES) 2018 INTERNATIONAL BUILDING CODE 2021 RENTON MUNICIPAL CODE PROJECT CODE INFORMATION LAND USE INFORMATION BUILDING CODE INFORMATION OCCUPANCY CONSTRUCTION TYPE STORIES ACTUAL FLOOR AREA B, S-1 , F-1 III-A 1 EXISTING GROSS FLOOR AREA EXISTING WAREHOUSE 98,025 SF EXISTING OFFICE 2,095 SF EXISTING LOCKER/BREAK 2,160 SF ----------------------------------------------------------------- NEW ADDITION AREA 1,824 SF BLDG 2 BLDG 31 (E) OFFICE (E) LOCKER/ BREAKROOM WAREHOUSE UNITED RENTALS POWER & HVACYOUNKER NISSAN SW 34TH ST LIND AVE SWLIND AVE SWProject No. Checked: Drawn: Design: Issuance Drawing Title 105 S. Main St. Seattle, WA 98104 p. 206.624.4222 f. 206.624.4226 www.rolludaarchitects.com REVISION DATEOWNER:COPYRIGHT © 2018 ROLLUDA ARCHITECTS INC Drawing Number Z:\@ACTIVE PROJECTS\Municipal\King County Solid Waste On-Call 2020-2022\KCSW20_WO#006 - Interim Maintenance Facility_FarWest\03 Design\Drawings\REVIT\FarWest-v2019.rvt 8/20/2021 1:17:23 PM G1.01 COVER SHEET PRE-APPLICATIONInterim Maintenance Facility_FarWestADDRESS201 SW 34th St #4939, Renton, WA 98057KING COUNTY SOLID WASTE DIVISION201 S JACKSON ST UNIT 5701SEATTLE, WA 98104TEL:(206) 477-4466DS PA, FA DS 08/20/2021 INTERIM MAINTENANCE FACILITY FARWEST DRAWING INDEX GENERAL GENERAL G1.01 COVER SHEET GENERAL G1.04 CODE SHEET ARCHITECTURE ARCHITECTURE .A1.01 OVERALL SITE PLAN SITE LOCATION SITE PLAN 167 SW 34TH ST E VALLEY RDLIND AVE SW UPUP DN DNDN Q P J I F B A 1 2 3 4 5 6 7 8 10 9 -3'-6"00.0 SR EGTRAILERSW 34TH STREET DN CURTAINS UPUP DN DNDN Q P J I F B A 1 2 3 4 5 6 7 8 10 9 -3'-6"00.0 SR EGTRAILERSW 34TH STREET DN CURTAINS MEANS OF EGRESS REQUIREMENTS PER CHAPTER 10, IBC ALLOWED PROVIDED TABLE 1006.2.1 MAXIMUM COMMON PATH OF EGRESS TRAVEL & SECTION 1029.8 TABLE 1017.2 EXIT ACCESS TRAVEL DISTANCE, NOT TO EXCEED ALLOWED PROVIDED (E) FIRE PROTECTION REQUIREMENTS TABLE 602, IBC FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE FIRE SEPARATION DISTANCE=X (FEET) 5<X<10 ALLOWED PROVIDED 1 1 1 1 1 1 30' 75' 75' 75' 250' 250' 300' 200' 162' 147' 137' 36' 220' 167' 31' 50' 75' COMMON PATH OF EGRESS ALLOWED VS PROVIDED N/A N/A 12'<75' CONFORMS 13'<75' CONFORMS N/A ONLY ONE EXIT DOOR 9'<75' CONFORMS EXIT ACCESS TRAVEL ALLOWED VS PROVIDED 200'<250' CONFORMS 220'<250' CONFORMS 50'<300' CONFORMS 75'<300' CONFORMS 36'<300' CONFORMS 31'<300' CONFORMS FUNCTION OF SPACE OCCUPANCY TYPE (IBC 306.2) VEHICLE MAINTENANCE F-1 STORES (WAREHOUSE) (E) LOCKER/BREAK ROOM (E) OFFICE NEW OFFICE MODULAR #31 NEW OFFICE MODULAR #2 S-1 B B B B GROSS FLOOR AREA (SF) 57,938 39,003 2,160 2,095 480 720 OCCUPANT LOAD (IBC 1004.5) 57,938/100=580 39,003/500=79 2,160/150=15 2,095/150=14 480/150=4 720/150=5 REQUIRED EGRESS (IBC 1005.1) FACTOR: 0.15 580X0.15=87" 87"/36"=2.3 MIN 3 EXIT DOOR 79X0.15=11.85" MIN 1 DOOR 15X0.15=2.25" MIN 1 DOOR 14X0.15=2.1" MIN 1 DOOR 4X0.15=0.6" MIN 1 DOOR 5X0.15=0.75" MIN 1 DOOR NUMBER OF EXISTING EXITS & WIDTH 5 DOOR EACH 36" WIDTH 2 DOOR EACH 36" WIDTH 3 DOOR EACH 32" WIDTH 1 DOOR EACH 32" WIDTH 1 DOOR EACH 32" WIDTH 2 DOOR EACH 32" WIDTH REQUIRED VS. PROVIDED EXITS CONFORMS 75' 75' N/A N/A 12' 13' N/A 9' 300' 300' 300' FUNCTION OF SPACE OCCUPANCY TYPE (IBC 306.2) VEHICLE MAINTENANCE F-1 STORES (WAREHOUSE) (E) LOCKER/BREAK ROOM (E) OFFICE NEW OFFICE MODULAR #31 NEW OFFICE MODULAR #2 S-1 B B B B 1 1 1 1 1 1 FUNCTION OF SPACE OCCUPANCY TYPE (IBC 306.2) VEHICLE MAINTENANCE F-1 STORES (WAREHOUSE) (E) LOCKER/BREAK ROOM (E) OFFICE NEW OFFICE MODULAR #2 S-1 B TABLE 508.4, IBC REQUIRED SEPARATION OF OCCUPANCIES (HOURS) F-1 S-1 B N N N N N N N N N NEW OFFICE MODULAR #31 CONFORMS CONFORMS CONFORMS CONFORMS CONFORMS CIRCULATION* F-1 VEHICLE MAINTENANCE S-1 STORES (WAREHOUSE) B EXISTING AND NEW MODULARS LIFE SAFETY LEGEND NSF = NET SQUARE FEET *NOTE: THE EXIT TRAVEL PATH MUST BE NO-PARKING / NO-EQUIPMENT ZONE EXIT F EXIT E EXIT D EXIT B EXIT C EXIT A E X IT A C C E S S T R A V E L D I S T A N C E 2 2 0 'EXIT ACCESS TRAVEL DISTANCE 137'EXIT ACCESS TRAVEL DISTANCE 147'EXIT ACCESS TRAVEL DISTANCE 200' E X I T A CCE S S T RA V E L DI S T A NCE 1 6 2 ' COMMON PATH OF EGRESS 15' EXIT ACCESS TRAVEL DISTANCE 55' COMMON PATH OF EGRESS N/A EXIT ACCESS TRAVEL DISTANCE 36' COMMON PATH OF EGRESS 9' EXIT ACCESS TRAVEL DISTANCE 31' COMMON PATH OF EGRESS 13' EXIT ACCESS TRAVEL DISTANCE 75' (E) MODULAR (LOCKER/BREAK) (E) MODULAR (OFFICE) # 2 OFFICE MODULAR 12'X60' # 31 NEW OFFICE MODULAR 12'X40' Project No. Checked: Drawn: Design: Issuance Drawing Title 105 S. Main St. Seattle, WA 98104 p. 206.624.4222 f. 206.624.4226 www.rolludaarchitects.com REVISION DATEOWNER:COPYRIGHT © 2018 ROLLUDA ARCHITECTS INC Drawing Number Z:\@ACTIVE PROJECTS\Municipal\King County Solid Waste On-Call 2020-2022\KCSW20_WO#006 - Interim Maintenance Facility_FarWest\03 Design\Drawings\REVIT\FarWest-v2019.rvt 8/23/2021 4:45:02 PM G1.04 CODE SHEET PRE-APPLICATIONInterim Maintenance Facility-FarwestADDRESS201 SW 34th St #4939, Renton, WA 98057KING COUNTY SOLID WASTE DIVISION201 S JACKSON ST UNIT 5701SEATTLE, WA 98104TEL:(206) 477-4466Designer Author Checker 08/20/2021 SCALE:1" = 60'-0"1 LIFE SAFETY PLAN UPUP DN DNDN Q P O N M L K J I G F E D C B A 1 2 3 4 5 6 7 8 10 9 -3'-6"00.0 SR EGTRAILERSW 34TH STREET DN CURTAINS UPUP DN DNDN Q P O N M L K J I G F E D C B A 1 2 3 4 5 6 7 8 10 9 -3'-6"00.0 SR EGTRAILERSW 34TH STREET DN CURTAINS UNITED RENTALS -POWER & HVACYOUNKER NISSAN WELDING BAY STORES STORES MECHANICS BAYTIRES AND LUBE BAY TRAILER SCAFFOLD TRAILER PROPERTY LINEPROPERTY LINE PROPERTY LINE STORES STORES N01O50'24"E59.10'N87O50'47"W 290.84'N01O50'09"E 148.50'N87O50'23"W 119.85' 71' - 5 3/8" 47' - 10 1/8"(E) 33 SPACES(E) 20 SPACES (E) 13 SPACES (E) 7 SPACES(E) 6 SPACES + (2) ADA SHIPPING PICK-UP + BOX TRUCK BACK IN MOBILE WASH STATION W/CURTAINS # 2 OFFICE MODULAR 12'X60' # 31 NEW OFFICE MODULAR 12'X40' (E) MODULAR (LOCKER/BREAK) (E) MANHOLE R E T A I N I N G P O N D (E) MODULAR (OFFICE) EXTERIOR SUPPORT STORAGE CURTAINS CURTAINS SS NO TRUCK TRAFFIC THIS ENTRY/EXIT CURTAINS (E) SIDEWALK 30'-0". 10'-0'. . TRUCK TRAFFIC THIS ENTRY/EXIT TRUCK ACCESS (E) CONC. RETAINING WALL (E) FIRE HYDRANT (E) STEET LIGHT (E) ASPHALT (E) SEWER MANHOLE (E) LANDSCAPE & UTILITY EASEMENT 40' - 0" (E) SIDEWALK (E) POWER STUB- OUT MARKER TRAILER(E) INGRESS / EGRESS EASEMENT (E) UTILITY EASEMENT 20' - 0" (E) UTILITY EASEMENT (E) RAILROAD EASEMENTACCESS R O A D (E) 15'-0" PERMANENT UTILITY EASEMENT TO CITY OF RENTON(E) 15'-0" PERMANENT UTILITY EASEMENT TO CITY OF RENTONUTILITY EASEMENT 20' - 0" (E) UTILITY EASEMENT (E) RAILROAD EASEMENT 30'-0"..20' - 0"30'-0"10' - 0"SITE INFORMATION TOTAL SQUARE FOOTAGE OF THE SITE BUILDING SQUARE FOOTAGE (GROSS) EXISTING MODULARS (OFFICE/LOCKER/BREAK ROOM) GSF PROPOSED NEW MODULARS (OFFICES) GSF (E) TOTAL IMPERVIOUS SURFACE (PAVING / BLDGS) (E) TOTAL SQUARE FOOTAGE OF LANDSCAPING BUILDING HEIGHT 5.63 ACRES (245,243 SF) 96,938 SF 4,255 SF 1,200 SF 194,921 SF 49,674 SF 47' CITY OF RENTON ZONING DISTRICT: IH (HEAVY INDUSTRIAL) BUILDING SQUARE FOOTAGE (NET)84,743 SF PARKING REQUIREMENT RENTON MUNICIPAL CODE 4-4-080.F.10.d FUNCTION OF SPACE OCCUPANCY TYPE (IBC 306.2) REQUIRED PARKING NET FLOOR AREA (NSF) VEHICLE MAINTENANCE F-1 (VEHICLE SERVICE & REPAIR)19,826 STORES (WAREHOUSE) (E) LOCKER/BREAK ROOM (E) OFFICE NEW OFFICE MODULAR #31 NEW OFFICE MODULAR #2 TOTAL PARKING REQUIRED S-1 (WAREHOUSE) B B (OFFICES, GENERAL) B B 18,296 720 1,650 385 650 2.5/1,000 SF 1.0/1,500 SF 2.0-4.5/1,000 SF 50 13 2 4 2 2 EXISTING PARKING CONCLUSION: REQUIRED VS. EXISTING PARKING 73 81 73 < 81 REQUIRED PARKING BY CODE<EXISTING PARKING MEET CODE REQUIREMENTS CIRCULATION WITHIN F-1 / S-1 43,146 N/A 0 Project No. Checked: Drawn: Design: Issuance Drawing Title 105 S. Main St. Seattle, WA 98104 p. 206.624.4222 f. 206.624.4226 www.rolludaarchitects.com REVISION DATEOWNER:COPYRIGHT © 2018 ROLLUDA ARCHITECTS INC Drawing Number Z:\@ACTIVE PROJECTS\Municipal\King County Solid Waste On-Call 2020-2022\KCSW20_WO#006 - Interim Maintenance Facility_FarWest\03 Design\Drawings\REVIT\FarWest-v2019.rvt 8/23/2021 4:58:28 PM .A1.01 OVERALL SITE PLAN PRE-APPLICATIONInterim Maintenance Facility-FarwestADDRESS201 SW 34th St #4939, Renton, WA 98057KING COUNTY SOLID WASTE DIVISION201 S JACKSON ST UNIT 5701SEATTLE, WA 98104TEL:(206) 477-4466Designer Author Checker 08/20/2021 SCALE:1" = 40'-0"1 OVERALL SITE PLAN N