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HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000076FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:September 28, 2012 TO:Gerald Wasser, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Amarjit Center 1. The preliminary fire flow requirement is 2,250 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the proposed building. Existing fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings, which they do. Water is provided by Soos Creek Water and Sewer district. A water availability certificate is required from the water district showing adequate fire flow is available at this site. 2. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. This fee is paid at the time of building permit issuance. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45- feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Fire apparatus access appears adequate. 4. Fire alarm systems are required for buildings in excess of 3,000 square feet. Fire alarm systems shall be fully addressable and full detection is required. 5. Separate plans and permits are required to be submitted to and obtained from the Renton Fire Department for any medical gas piping systems. A medical gas inventory statement is required at the time of building permit application. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 17, 2012 TO:Jerry Wasser, Planner FROM:Jan Illian, Plan Review SUBJECT:Amarjit Center 16801 – 108th Ave SE PRE 12-076 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Water Service provider will be Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City. Sanitary Sewer Sewer Service provider will be Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City. Storm Drainage 1. There is no storm conveyance system in 108th Ave SE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A covenant for flow control BMPs will be required. Amarjit Center PRE 12-076 Page 2 of 2 October 17, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-076.Jerry\Plan Review Comments PRE 12-076.docx 4. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 5. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 6. Surface Water System Development fees are based on a rate of $.405 times the square foot of new impervious surface area. This is payable prior to issuance of the construction permit. Credit will be given for existing impervious. Transportation/Street 1. Existing right-of-way width in this section of 108th Ave SE appears to be 84 feet. This street has been identified as a minor arterial. To meet the City’s new complete street standards, street improvements including 22 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. There appears to be adequate right-of-way to build improvements fronting the site in 108th Ave SE. 2. A brief traffic analysis is required at site plan application. The analysis must include a discussion regarding traffic circulation to and from the site and should discuss onsite traffic circulation, including the proposed drive through. The study must provide trip generation and trip distribution for the project for both AM and PM peak hours. The existing curb cuts at this site should be evaluated to determine what, if any, impacts the additional trips have at these locations. General traffic analysis guidelines are attached. 3. Traffic mitigation fees of $75.00 per new additional daily trips will be assessed as identified in the current ITE manual. 4. A minimum of a 26-foot private access road is required. Pavement width will be 20 feet. A turnaround approved by the Fire Department may be required. 4. Street lighting along the frontage is required; however existing luminaires may meet the lighting level standards. A final determination will need to be made prior to site plan review. If required, lighting shall be installed per city standard. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All subdivisions shall provide water, sewer, and storm stubs to each new lot prior to recording of the short plat. h:\ced\planning\current planning\preapps\12-076.jerry\pre12-076, amarjit center, cn.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 18, 2012 TO:Pre-application File No. 12-076 FROM:Gerald Wasser, Associate Planner SUBJECT:Amarjit Center General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located at 16801 108th Avenue SE. The project site is 0.44 acre (19,390 square feet) in area and is zoned Commercial Neighborhood (CN). A proposal has been submitted to construct a 3,000 square foot, 1-story commercial building to contain a veterinary office and a retail store with a coffee shop. The site contains an existing 1,500 square foot single-family residence (to remain). Proposed access to the property would be via two two-way driveways on the north and south sides of the property. Current Use: The property currently has a one-story, 1,500 square foot single-family residence (to remain). Zoning/Density Requirements: The subject property is zoned Commercial Neighborhood). Commercial retail, eating and drinking establishments, and medical office uses are outright permitted uses in the CN zone. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations”. Amarjit Center, PRE09-052 Page 2 of 4 October 18, 2012 h:\ced\planning\current planning\preapps\12-076.jerry\pre12-076, amarjit center, cn.doc Building Standards – The CN zone allows maximum lot coverage of 65 percent of the total area. The submitted site plan indicates lot coverage of approximately 23% which complies with this standard. Building height is restricted to 35 feet. The submitted elevations indicate the proposed commercial structure would comply with this standard. Compliance with building standards will be determined at the time of building permit review for any new structures. Commercial uses in the CN zone shall provide a pedestrian connection from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. The submitted site plan does not clearly indicate such pedestrian connections. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the CV Zone are: Front yard – The minimum front yard setback is 10 feet; the maximum front yard setback is 15 feet. The front yard setback may reduced to 0 feet through the site plan development review process provided blank walls are not located within the reduced setbacks. The site plan indicates a 20-foot front yard setback along 108th Avenue SE which would not comply with this standard. Rear yard – None, except 15 feet if lot abuts a residential zone. The subject site abuts the R-14 zone and the applicant has indicated that there would be an 18-foot rear yard setback which would comply with this standard; Side yards – None, except 15 feet if lot abuts a residential zone. Both the north and south side yards abut the CN zone. The setbacks for new construction will be verified during building permit review. Screening – Screening must provided for all surface-mounted and rooftop utility and mechanical equipment, loading, repair, maintenance, storage and work areas per RMC 4-4-095. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-90, “Refuse and Recyclables Standards”. In retail developments, a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area for refuse deposit areas. The proposed retail space would have 1,800 square feet of floor area. A total minimum of 100 square feet shall be provided for recycling and refuse deposit areas. In office developments, a minimum of 2 square feet per 1,000 square feet for recyclables deposit areas and a minimum of 4 square feet for refuse deposit areas per 1,000 gross square feet of building area. A total minimum of 100 square feet shall be provided for refuse and recycling deposit areas. The proposed veterinary office would have 1,200 square feet of floor area. Therefore, a minimum of 200 square feet of refuse and Amarjit Center, PRE09-052 Page 3 of 4 October 18, 2012 h:\ced\planning\current planning\preapps\12-076.jerry\pre12-076, amarjit center, cn.doc recyclable deposit area is required. The submitted site plan indicates a refuse deposit area of approximately 60 feet which does not comply with this standard. Fences – If the applicant intends to install any fences as part of this project, they shall be in conformance with RMC 4-4-040E. Access/Parking: The proposal indicates that access to the parking lot would be via two two-way driveways along 108th Avenue SE in the north and south portions of the property. The submitted site plan indicates a vehicle access driveway across the front of the site which is labeled as driveway access for the corner business. A portion of this driveway access is within the public right of way which would not be allowed. No interconnection between the two parking areas (one in the southern part of the property and the other in the northern part of the property) has been indicated. An interconnection between these two parking areas would be required. The required number of parking spaces for medical office uses is a minimum and maximum of 5 per 1,000 square feet of net floor area. The required number of parking spaces for general retail space is a minimum and maximum of 2.5 per 1,000 square feet of net floor area. The required number of parking spaces for eating and drinking establishments is a minimum and maximum of 10 spaces per 1,000 square feet of dining area. Single-family residences require a minimum of two off street parking spaces. The applicant has proposed a total of 11 parking spaces (including one accessible space) for a 2,000 square foot commercial building which would comply with the parking requirement. The applicant has not provided net floor area for the various proposed uses. Such floor area would be necessary to determine the required number of parking spaces. Minimum standard parking stall size is 9 feet by 20 feet for surface lots. Parking aisle width for two-way traffic is 24 feet. Such aisle width has not been provided for the southern parking area. Landscaping requirements for parking areas are specified in RMC 4-4-080F.7. These requirements include planting one tree for each six parking stalls and installing a planting area or berm (for screening) on those sides of the parking lot that are adjacent or abutting properties zoned or used for residential purposes. Such planting areas or berms would be required on the west side of the southern parking area. Landscaping and Open Space: The required minimum on-site landscape width along street frontages is 10 feet. Such on-site landscaping has not been provided. Critical Areas: There are no critical areas on-site. Environmental Review: The proposed project would be categorically exempt from Environmental (SEPA) Review. Permit Requirements: No land use action approvals are required. A building permit would be required for the new construction. A handout listing all of the City’s Development related fees is attached for your review. Amarjit Center, PRE09-052 Page 4 of 4 October 18, 2012 h:\ced\planning\current planning\preapps\12-076.jerry\pre12-076, amarjit center, cn.doc Impact/Mitigation Fees: Because the project is exempt from Environmental (SEPA) Review, Transportation and Fire Mitigation Fees are not currently required. On January 1, 2013 impact fees, which would replace mitigation fees, will become effective. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance.