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HomeMy WebLinkAboutPRE21-000398 (CO Renton Office and Recreational Use) Meeting SummaryPREAPPLICATION MEETING FOR Renton Office and Recreational Use 1901 Oakesdale Ave SW, Renton, WA 98057 PRE21-000398 CITY OF RENTON Department of Community & Economic Development Planning Division November 18, 2021 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@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 or email 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). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 18, 2021 TO:Pre-Application File No. 21-000398 FROM:Robert Shuey, Building Official SUBJECT:Renton Office and Recreational Use 1901 Oakesdale Ave SW 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. Permits: Building, mechanical, electrical. and plumbing permits will be required as necessary by state law. Timeline: Timeline for building and structural engineering plan review is approximately three (3) weeks for preliminary review and approximately two (2) weeks for revision review. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 18, 2021 TO:Clark Close, Senior Planner FROM:Nathan Janders, Engineering Plan Reviewer SUBJECT:Renton Office and Recreational Use 1901 Oakesdale Ave SW PRE21-000398 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) 0886700220, 0886700110, 0885700210, 0886700130, 0886700120, 0886700140 and 0886700200. 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 76 psi at ground elevation of 20 feet. 3. There is an existing 12-inch water main looped around the existing building on parcel 0886700220 that can deliver a maximum flow capacity of 5,600 GPM (see record project file WTR2702323 for as- built files). The existing water main is located within an easement, see King County recording number 9903231472, 8803161006 and 9501260432. 4. There is an existing 4-inch domestic water service and meter with a 4-inch DCVA serving the existing building. 5. There is an existing 10-inch fire service with a DCDA serving the existing building. 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. The sizing of the meter and private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code. If the size required is 4-inch then the existing service line and meter may be re-used. If a new service line is to be installed a minimum 1-inch domestic water service is required for the building. Services and meters 3- inch and larger are installed by the developer, 2-inch and smaller are installed by City forces. If a new service is installed the existing service shall be cut, capped and abandoned. If a new service is installed a reduced-pressure backflow prevention assembly (RPBA) is required. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 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-approved by the City Plan Reviewer and City Water Utility Department. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of each building’s fire sprinkler system fire department connection (FDC). 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing, private, 8-inch gravity wastewater main located along the north and east side of the existing building discharging to a 10-inch City of Renton wastewater main within Oakesdale Ave SW (see record drawing S-23230A). 3. There is an existing grease interceptor located on the east side of the building. The existing interceptor shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC) and if found acceptable may be re-used. 4. There are three existing DI side sewers serving the building. The stub can be CCTV’d and if found acceptable to the sewer department may be re-used. If new sewer stubs are required they shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. There is an existing 12-inch gravity wastewater main located near the southeast corner of parcel 0886700200 (no record drawing available). 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water 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. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Surface Water 1. There is an existing 24-inch stormwater main on the west side of Oakesdale Ave SW (see record drawing R-234726 and R234725). 2. There is an existing, private, on-site conveyance system and detention pond (see record project file TED4002323). 3. Critical areas on site that may affect stormwater review include: flood hazard FEMA zone AE and wetlands. 4. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the Black River drainage basin. 5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 6. 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. 7. 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. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. The geotech report should include an on-site infiltration test and include the measured infiltration rate to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee is $0.80 per square foot of new impervious surface but not less than $2,000. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Oakesdale Ave SW to the east, and private property on all other sides. Oakesdale Ave SW is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 90 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 of street improvements as taken from the ROW centerline shall be required and include a minimum 66 foot paved road (33 feet each side), 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. Dedication of approximately 6.5 feet is required pending final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is required for a project that consists of more than 5,000 square feet of commercial space. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. 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. The property contains existing office space and will receive credit for the square footage associated with a change in use. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 18, 2021 TO:Pre-Application File No. 21-000398 FROM:Clark H. Close, Senior Planner SUBJECT:Renton Office and Recreational Use 1901 Oakesdale Ave SW, Seven (7) Parcels (APNs 088670-0220, - 0110, -0210, -0130, -0120, -0140, and -0200) 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 www.rentonwa.gov. Project Proposal: The proposed project site (“Site”) consists of seven (7) parcels (APNs 088670- 0220, -0110, -0210, -0130, -0120, -0140, and -0200) located at 1901 Oakesdale Ave SW. Based on King County Department of Assessment, the Site area totals approximately 1,443,753 square feet (33.14 acres). The Site is part of the original 158 acres of property known as the Longacres Office Park (“LOP”) and is located in the Commercial Office (CO) zone. The proposed project will include retaining the existing 5-story office building on parcel no. 088670-0220. No physical expansion to the existing structure is proposed. The existing 311,982 gross square foot office building would continue to be used as office space on floors 1 and 5 along with a new use for an indoor recreational facility. Floor 1 would add additional meeting rooms and offices, locker rooms, gymnasium spaces, and sports medicine. The first floor includes an existing kitchen and eating area associated with the office use and the applicant intends to retain the kitchen and eating area as accessory use to the existing office use. No change of use is proposed for floors 2, 3, or 4. Floor 5 would be used for offices and meeting rooms for the recreational facility. Parcel nos. 088670-0110, -0120, -0130, -0140, and -0200 are proposed to be built as outdoor recreational facilities with accessory surface parking. Parcel no. 088670-0210 would remain as surface parking. Some of the existing parking is proposed to be removed from parcel no. 088670-0130 and new surface parking is proposed to be added to parcel nos. 088670-0220, - 0110, and the northern portion of parcel no. 088670-0200. Overall, no net loss of parking is anticipated. The proposed outdoor recreational facilities would include four-to-five grass and artificial turf soccer fields (each 116 yards x 75 yards) located on the western most parcels and Renton Office and Recreational Use Page 2 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files abutting outdoor training space on parcel no. 088670-0110. The development would also include perimeter fencing, field lighting, a wood storage/maintenance structure (approximately 2,500 square feet) with metal opening doors, and parking across the Site. The applicant is proposing to remove some of the existing trees on a few of the lots. According to City of Renton (COR) Maps, the Site contains high seismic hazard areas, special flood hazard areas (100 year flood) FEMA Zone – AE, and wetlands. Portions of the outdoor recreation facility are proposed to be developed within existing onsite wetlands and wetland buffers. Current Use: The property includes a 5-story 311,982 gross square foot office building at Longacres Business Park. In addition, proposed project site includes several vacant parcels to the west and south of the existing building and surface parking lot. Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use designation and Commercial Office (CO) zoning classification. The purpose of the CO zone is to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. The Highlighted uses and requirements for the site: General office: a permitted use in the CO zone. Recreational facilities, indoor, new: a permitted use in the CO zone provided the use is developed as part of a general offices building or a residential mixed-use building, yet shall not occupy more than twenty five percent (25%) per building. Recreational facilities, outdoor: requires a Hearing Examiner Conditional Use Permit in the CO zone and in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167. Upon proper application, and findings of compliance with conditional use permit criteria, a conditional use permit may be granted. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CO standards” herein). These standards are available on the City’s website. Please refer to the applicable footnotes in the RMC when applying these development standards to your proposal. CO Development Standards Minimum Lot Size for lots created after July 11, 1993 25,000 sq. ft. Minimum Lot Width/Depth for lots created after July 11, 1993 None Maximum Lot Coverage for Buildings 65% of total lot area or 75% if parking is provided within the building or within a parking garage. Minimum Front Yard Residential Mixed Use Buildings: 0 ft. Buildings less than 25 ft. in height: 15 ft. Renton Office and Recreational Use Page 3 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files Buildings 25 ft. to 80 ft. in height: 20 ft. Buildings over 80 ft. in height: 30 ft. Maximum Front Yard Residential Mixed Use Buildings: 15 ft. All Other Buildings: None Minimum Secondary Front Yard Residential Mixed Use Buildings: 0 ft. Buildings less than 25 ft. in height: 15 ft. Buildings 25 ft. to 80 ft. in height: 20 ft. Buildings over 80 ft. in height: 30 ft. Maximum Secondary Front Yard Residential Mixed Use Buildings: 15 ft. All Other Buildings: None Minimum Rear Yard and Minimum Side Yard None required, except, 15 ft. if abutting a lot zoned residential. Maximum Building Height 250 ft. Please note that in no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. Pedestrian Access (General) A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Refuse or Recycling (Size, Location, and Screening) See RMC 4-4-090 Parking and Loading (General) See RMC 4-4-080 and RMC 10-10-13 Required Location for Parking N/A Density: Minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a maximum of 150 du/ac. No dwelling units are proposed to the existing commercial lot. Minimum Lot Size, Width and Depth: The minimum lot size in the CO zone is 25,000 square feet for lots created after July 11, 1993. There are no minimum requirements for lot width or depth for lots created after July 11, 1993 within the CO zone. No changes are proposed to the existing commercial lots. The applicant would be required to maintain a minimum 25,000 sf lot size as part of any redevelopment of the site. Building Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within a parking garage. The parking is proposed to remain surface parking only. The applicant is not proposing any building additions to the existing structure. A single-story field maintenance shed, approximately 2,500 square Renton Office and Recreational Use Page 4 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files feet, is proposed on parcel no. 088670-0130. Compliance with the building coverage requirements would be verified at the time of formal land use application review. Building Setbacks: Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet minimum front yard (depending on the building height), and 0-30 feet minimum secondary front yard (depending on building height). There is no maximum front yard setback requirement for non-residential buildings; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal does not abut residentially zoned property. The applicant is proposing a maintenance shed on one of the interior lots (parcel no. 0886700130). The submitted materials identify the approximate locations of the proposed and existing buildings, but no setback measurements, property line adjustments, or line combinations were identified. Gross Floor Area: There is no minimum requirement for gross floor area. Building Height: Maximum building height in the CO zone is 250 feet. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3- 020. The existing building and proposed maintenance structure appear to comply with maximum building height requirements of the CO zone. The subject site is located within the Airport influence area. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit that the height of any proposed structure(s) would not penetrate the FAR Part 77 surface area. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: All new development for commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office developments, a minimum of two (2) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of four (4) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. For manufacturing and other nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. The submitted material did not identify a refuse and recycling enclosure area. Refuse and recycling areas would need to be identified in the land use application that meet the minimum size, screening, location, and other standards in RMC 4-4-090. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the land use application. Renton Office and Recreational Use Page 5 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files Landscaping: Compliance with the landscape standards is required with conversions of vacant land. 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. Any landscaping area shall be a minimum of five feet (5’) in width. An underground sprinkling system shall be required to be installed and maintained for all landscaped areas. No landscaping is proposed on the outdoor athletic fields or facilities. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8- 120.D.12, shall be submitted at the time of application for Hearing Examiner Site Plan Review. Street Trees and Planter Landscaping: Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of this Section shall be planted within planting strips. Please see RMC 4-4-070.L.2 for additional planter strip ground cover standards. Street Frontage Landscaping: The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. The applicant is not proposing any changes to the existing street frontage landscaping. Compliance with street frontage landscaping would be verified at the time of formal land use application review. Internal Lot Landscaping: Surface parking lots with 100 or more stalls shall provide 35 square feet of internal lot landscaping for each parking stall. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Perimeter landscaping may not substitute for interior landscaping. The existing parking areas would be required to be brought into compliance with the surface parking lot landscape standards. Perimeter Parking Lot Landscaping: New parking lots would be required to be landscaped pursuant to parking lot landscaping standards. Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (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 (90%) coverage within 3 years. The applicant is proposing to modify some of the exiting parking and add new parking. Compliance with the perimeter parking lot landscaping would be verified at the time of formal land use application review. Parking: The following parking ratios would be applicable to the site: Commercial Activities Outside of the Center Downtown Zone Use Square Footage of Use Ratio Required Spaces Offices, general: 311,982 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. Min: 624 Max: 1,404 Other recreational: -A minimum and maximum of 1 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. TBD Renton Office and Recreational Use Page 6 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files The applicant is proposing to remove some of the existing parking from parcel no. 088670- 0130 and add new surface parking on parcel nos. 088670-0220, -0110 and on the northern portion of parcel no. 088670-0200. Overall, no net loss of parking would be achieved. The applicant would be required, at the time of formal land use application, to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. If future practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. Please refer to RMC 4-9-250D.2 for decision criteria. It is the responsibility of the developer or building occupant to provide the Department of Community and Economic Development with written justification for the parking modification. 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, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 40 percent for designated employee parking or 30 percent of the spaces in the surface parking lot(s) for all other uses. 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 minimum required number of accessible spaces is two percent (2%) of the total spaces when total required parking is between 501 and 1,000 parking spaces. For lots over 1,000 spaces, the minimum number of accessible spaces is 20 plus 1 space for every 100 spaces, or fraction thereof, over 1,000. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. Based on the land use, the number of bicycle parking spaces should be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. For more information about bicycle parking space requirements refer to RMC 4-4- 080.F.11. Loading Space Required: Adequate permanent off-street loading space shall be provided if the activities require deliveries to it or shipments from it. Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off-site or on-street maneuvering of vehicles. Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door. Fences/Walls: 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. A fence taller than seven feet (7') shall require a building permit (six feet (6’) per building code) or a written exemption from the Building Official. The maximum height of an industrial fence is eight feet (8') anywhere on the lot provided the fence does not stand in or in front of any required landscaping or pose a traffic vision hazard. A Renton Office and Recreational Use Page 7 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files property owner wishing to vary the height restrictions or placement of a fence on a lot may make written application to the Planning Division for an administrative review from height restrictions. For more information about fences refer to RMC 4-4-040. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a Tree Retention/ Land Clearing (Tree Inventory) Plan, arborist report, and tree retention worksheet shall be provided with the 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. Tree retention standards shall be applied to the developable area of a property (i.e., land within critical areas and their buffers, public rights-of-way, private PUD streets, shared driveways, and public trails shall be excluded). If the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. 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 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. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Lighting: Parking lot or display lot light fixtures should be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Exterior lighting fixtures should reduce glare or direct illumination into the wetlands. Lighting should include timers or other switches to ensure that lights are extinguished when not in use. The applicant would be required to provide a full lighting plan (including field lighting) prior to land use approval. In addition, see the standards found in RMC 4-4-075 Lighting, Exterior On-site. Access & Location of Parking Stalls: Access to the office building and parking would be from Oakesdale Ave SW. No driveways shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions (RMC 4-4-080I). The location of all ingress and egress driveways shall be subject to approval through site plan review. Street improvements, Renton Office and Recreational Use Page 8 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files including, curbs, gutter and sidewalk, are required along the frontage of the property. No changes are proposed to the existing street frontage or existing driveway cuts. Whenever a new construction in excess of $150,000 occurs, code requires installation of street frontage improvements (RMC 4-6-060). Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. The Site includes a pedestrian connection from Oakesdale Ave SW to the existing building. Binding Site Plan: The property is subject to the Boeing Longacres Property amended binding site plan. The applicant would be subject to amending the most recent version of the Boeing Longacres Property Binding Site Plan following the land use application process to remove any encumbrances that would no longer be relevant. Critical Areas: According to City of Renton (COR) Maps, the Site contains high seismic hazard areas, special flood hazard areas (100 year flood) FEMA Zone – AE, and wetlands. Portions of the outdoor recreation facility are proposed to be developed within existing onsite wetlands and wetland buffers. 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. A wetlands determination and delineation prepared by a licensed wetlands biologist would be required at the time of formal land use application. If any impacts are proposed to the wetland or its buffer onsite a wetland mitigation plan would be required to be submitted with the land use application. The Administrator of the Department of Community and Economic Development is authorized to approve proposals for buffer width reductions of up to twenty five percent (25%) and approve proposals for buffer width averaging, provided there are no adverse impacts to the wetland function and values. See RMC 4-3-050I.3.a-b. for additional enhancement criteria for reduction and averaging of wetland buffer widths. If a project alters the base flood elevation (BFE) or boundaries of the special flood hazard area, then the project proponent shall provide the community with engineering documentation and analysis regarding the proposed change. If the change to the BFE or boundaries of the special flood hazard area would normally require a FEMA Letter of Map Change, then the project proponent shall initiate, and receive approval of, a FEMA Conditional Letter of Map Revision (CLOMR) prior to approval of the development permit. The project shall be constructed in a manner consistent with the approved CLOMR. If a CLOMR application is made, then the project proponent shall also supply the full CLOMR documentation package to the Floodplain Administrator to be attached to the floodplain development permit, including all required property owner notifications. In addition, the applicant must provide Flood Hazard information and a Biological Assessment with the required SEPA checklist. Future improvements would be required to comply with Flood Hazard Area standards related to flood proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and hydrodynamic loads. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to such items as the presence of critical areas on Renton Office and Recreational Use Page 9 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files the project site and the proposed change of use. Therefore, an environmental checklist is a submittal requirement. An environmental determination would be made by the Renton Environmental Review Committee. Site Plan Review: The purpose of the site plan review is to assure the site plan is compatible with both the physical characteristics of the site and the existing and potential uses of the surrounding area. In addition, Site Plan Review assures the development is consistent with City of Renton plans, policies and regulations. General review criteria include the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses; c. On-Site Impacts. Mitigation of impacts to the site; d. Access and Circulation. Safe and efficient access and circulation for all users; e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable; g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Land Use Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and Environmental ‘SEPA’ Review which would be processed within an estimated time frame of 12 weeks. The 2021 Hearing Examiner Site Plan Review is $3,800. The 2021 Hearing Examiner Conditional Use Permit application fee is $3,300. The 2021 application fee for 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 Site Plan submittal checklist and the Conditional Use Permit submittal checklist. 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. Renton Office and Recreational Use Page 10 of 10 November 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000398\Working Files Public Information Sign: Public Information Signs are required for all Type II and Type 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. 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 construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2021 fees are as follows: Unless noted otherwise in the current 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. The property contains existing office space and would receive credit for the square footage associated with a change in use. A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed based on the use. A handout listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. 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. Expiration and Extensions: Once the Site Plan/Conditional Use Permit application 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. A single two-year extension may be granted for good cause by the Administrator. It is the responsibility of the applicant to monitor the expiration date(s). RENTON RECREATIONAL FACILITY PROPOSAL 1 6 2 5 3 7 4 9 8 10 NATURAL GRASS FIELD (116YDX 75YD) NATURAL GRASS FIELD (116YDX 75YD) ARTIFICIAL TURF FIELD (116YDX 75YD) ARTIFICIAL TURF FIELD (116YDX 75YD) NATURAL GRASS FIELD (116YDX 75YD) ADJACENT TRAINING SPACE SECURE PERIMETER ATHLETE SPACES (LEVEL 1 & LEVEL 5) -ATHLETE LOCKER ROOM -COACHES LOCKER ROOM -SPORTS MEDICINE -RESTROOM PARKING FIELD MAINTENANCE NOVEMBER 2, 2021 1 2 3 4 5 6 7 8 9 10 NORTH 400’OAKSDALE AVE SWLONGACRES WAY OAKSDALE AVE SWTUKWILA AMTRAK405 LONGACRES WAY SW 16TH STREET SW 27TH STREETINTERURBAN AVE WETLAND 100’ wetland setback 50’ wetland setback 25’ wetland setback Wetland area ‘k’TUKWILA AMTRAKSITE PLAN