HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000097PREAPPLICATION MEETING FOR
AMERICAN LEGEND RENOVATIONS & AUCTION CENTER
200 SW 34th St
PRE 12-000097
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 21, 2012
Contact Information:
Planner: Rocale Timmons, 425.430.7219
Public Works Plan Reviewer: Arneta Henninger, 425.430.7298
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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DEPARTMENT OF
COMMUNITY AND ECONOMIC
DEVELOPMENT
M E M O R A N D U M
DATE:November 21, 2012
TO:Pre-Application File No. 12-000097
FROM:Rocale Timmons, Associate Planner
SUBJECT:American Legend Renovations and Auction Center
200 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 for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The subject property is located between SW 34th St and SW 29th St just west of
East Valley Rd, at 200 SW 34th St. The project site consists of 2 parcels totaling 5.36 acres in area
and is located within the Heavy Industrial (IH) zone. The pre-application packet indicates that
the proposal is to construct a two-story 9,000 square foot office addition to an existing
warehouse occupied by American Legend Co-op. The existing warehouse is approximately
200,000 square feet in size. The applicant is proposing the expansion primarily along the
western façade in addition to the reconfiguration of the interior space to accommodate future
needs for the same use. Access to the site would continue to be gained from SW 34th St and SW
29th St. There are no critical areas on site
Zoning: The property is located within the Employment Area Valley (EAV) land use designation
and the Heavy Industrial (IH) zoning classification. Warehousing and office uses are outright
permitted land use within the IH zoning designation.
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).
Minimum Lot Size, Width and Depth – There are no minimum lot standards within the IH zone.
American Legend
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Lot Coverage There is no minimum lot coverage requirement within the IH zone.
Setbacks – The required setbacks in the IH zone are as follows: 20 feet for a front yard; zero for
the rear yard; and zero for the interior side yards. The existing facility complies with the setback
requirements of the zone and the proposal would not alter the front yard setback.
Building Height – There is no maximum building height requirement within the IH zone.
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.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards” (enclosed). For industrial and other nonresidential
developments a minimum of 3 square feet per every 1,000 square feet of building gross floor
area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000
square feet of building gross floor area shall be provided for refuse deposit areas with a total
minimum area of 100 square feet.
Landscaping – Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious
areas within the property boundaries be landscaped. The minimum on-site landscape width
required along street frontages is 10 feet, except where reduced through the site plan
development review process.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements (enclosed). A conceptual landscape plan and landscape analysis
meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application
for Site Plan Review.
Parking – Off-street parking, loading areas, and drive aisles for the entire site shall meet the
requirements of RMC 4-4-080, “Parking, Loading and Driveway Regulations”.
The following ratios would be applicable to the site:
Use Ratio
Warehousing Min: 1 spaces / 1,500 SF
Max: 1 spaces / 1,500 SF
General
Office
Min: 2.0 spaces / 1,000 SF
Max: 4.5 spaces / 1,000 SF
It is unclear how many parking stalls are existing on site and how much space would be
dedicated to each use. The applicant will 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.
Where practical difficulties exist in meeting parking requirements, the applicant may request a
modification from these standards. The applicant will 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.
American Legend
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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 30 percent of the spaces in the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided. Please refer to
landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific
landscape requirements (enclosed).
Additionally, the proposal would need to be revised in order to provide bicycle parking based
on 10 % of the required number of parking stalls.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I.
Critical Areas
There appear to be no critical areas on site.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act (SEPA)
review due to the size of the project. Therefore, an environmental checklist is a submittal
requirement. An environmental determination will be 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.
Permit Requirements
The proposal would require Administrative Site Plan Approval and Environmental (SEPA) Review.
The purpose of the Site Plan process is the detailed arrangement of project elements so as to be
compatible with the physical characteristics of a site and with the surrounding area. An
additional purpose of Site Plan is to ensure quality development consistent with City goals and
policies General review criteria includes 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.
American Legend
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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.
All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a
complete application is accepted. The Site Plan Review application fee is $2,000. The
application fee for SEPA Review (Environmental Checklist) is $1,000. If a parking modification is
needed it can be processed concurrently with the other land use applications for of $100. There
is an additional 3% technology fee at the time of land use application based on the total fee of
all land use approvals requested. Detailed information regarding the land use application
submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of
the land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Fees: In addition to the applicable building and construction fees, the following impact
fees would be required prior to the issuance of building permits.
A Transportation Impact Fee based on $75.00 per new daily trip attributed to the
development. This fee would is subject to change in January of 2014.
A Fire Impact Fee based on $0.52 per square foot of new commercial building area.
This fee will drop to $0.14 per square foot for office space on January 1st, 2013.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible
two-year extension.
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:November 20, 2012
TO:Rocale Timmons, Associate Planner
FROM:Corey Thomas, Plans Review Inspector
SUBJECT:Comments for American Legend Auction Center
1. The fire flow requirements and the fire hydrant requirements will not
change with the proposed additions. Sufficient fire flow exists at the
site presently and sufficient fire hydrants are also existing. The
existing fire hydrants will need to be fitted with 5-inch storz fittings if
they presently do not have them which is unlikely.
2. Fire mitigation impact fees are currently applicable at the rate of $0.52
per square foot of building area. This fee is paid at time of building
permit issuance, only for the area of addition. This fee will drop to $0.14
per square foot for office space as of January 1st, 2013.
3. Approved fire sprinkler and fire alarm systems are required throughout
the building. Separate plans and permits required by the fire
department. Fire alarm system shall be fully addressable and full
detection is required. If the occupant loading exceeds 1,000 persons
then a voice type system is required. Fire alarm system shall cover
entire building, both new and existing.
4. Fire department apparatus access roadways are required to be
maintained with proper fire lane signage. Required turning radius
are 25-feet inside and 45-feet outside. Roadways shall be a
minimum of 20-feet wide.
5. If an elevator is installed, it shall meet the minimum requirements
for a bariatric sized ambulance stretcher of 40-inches by 84-inches.
6. An automated external defibrillator (AED) is required for all
assembly type occupancies over 300 persons.
`
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 20, 2012
TO:Rocale Timmons, Planner
FROM:Arneta Henninger, Plan Review
SUBJECT:American Legend Auction Center
200 SW 34TH St
PRE 12-000097, Parcel 1253800040
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 interior renovations of existing spaces and the addition of
a new two story 9,000 sq. ft. office space adjacent to the existing building. Site work includes new
hardscape, retaining walls, stairs, ramps, and landscaping, all located in the West ½ of Sect. 31 Twp.
23N, Rng 5 E. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. This site is located in the City of Renton water service areas.
2. Per the City of Renton Fire Marshal, the fire flow requirements and the fire hydrant requirements will
not change with the proposed additions.
3. Approved fire sprinkler and fire alarm systems are required throughout the building.
4. The existing 8-inch backflow preventer (single detector check valve) assembly for the fire sprinkler
system does not meet current code and it must be replaced with a Detector Double Check Valve
Assembly (DDCVA) in an exterior vault. A larger vault may be required for the new DDCVA.
5. This site is located in the City of Renton water service areas.
6. The site is not located in the Aquifer Protection Zone.
7. There is an existing 12” DI water main, located through the middle of the site. See City of Renton
drawing number W 0521.
8. There is an existing 12” DI water main in SW 34th St. See City of Renton drawing number W 199706.
American Legend – PRE 12-000097
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9. A Double Check Valve Assembly (DCVA) must be installed behind the existing domestic water
meter(s) serving the building.
10. Buildings that exceed 30’ in height shall install a backflow pressure device.
11. The proposed addition cannot encroach into the existing 15-utility easement for the fire sprinkler
stub.
12. The site is located in the 196 water pressure zone. The static pressure is approximately 78 psi.
Pressures that exceed 80 psi are required to install a pressure reducing device.
13. System Development Charges for water are based on any and all water meters if an existing meter is
upsized or the addition of any new water meters. These fees are collected at the time a construction
permit is issued. There is a proposed increase, and on average that increase is proposed at about 12%
on each fee (water, sewer, and storm).
Sanitary Sewer
1. There is an existing 8”sanitary sewer main on SW 34th St. See City of Renton drawing S-1997.
2. Any use in the building involving the handling of grease or oil shall require installation of a properly
sized grease or oil interceptor.
3. System Development Charges for sanitary sewer are based on any and all domestic meters if an
existing meter is upsized or with the addition of any new water meters. These fees are collected at the
time a construction permit is issued.
Storm Drainage
1. There are existing storm drainage facilities on SW 34th St. See City of Renton drawing #TED 2285.
2. A storm drainage report will be required. All storm drainage shall be in compliance with the City of
Renton amendments to the 2009 King County Surface Water Drainage Manual.
3. The project will need to show how the new addition and new paving will handle the storm runoff.
4. Payment of Surface Water System Development Charges of $.405 per square foot of new impervious
area, but not less than $1012.00, is required. This fee is collected prior to the issuance of the
construction permit.
Street Improvements
1. To meet the current City of Renton Complete Street standards requires installation of an 8-foot
planter strip and an 8-foot sidewalk. As there is existing sidewalk on each side, transitions would have
to be installed.
2. Traffic Impact fees have been adopted by the City of Renton effective January 1, 2013, and will apply
to this project.
General Comments
1. All required utility, drainage, and street improvements will require separate plan submittals prepared
according to City of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control
Network.
American Legend – PRE 12-000097
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3. Permit application must include an itemized cost estimate for these improvements. Half of the fee
must be paid upon application for building and construction permits, and the remainder when the
permits are issued. There may be additional fees for water service related expenses. See Drafting
Standards.
H:\File Sys\WTR - Drinking Water Utility\WTR-17 - Water Availability-Pre-Application-Building Permits review\WTR-
17-2012-Water Availability and Pre-Application Reviews\Pre-applications\Pre-12-000097-American Legend.doc\AG
PUBLIC WORKS DEPARTMENT
M E M O R A N D U M
DATE:November 20, 2012
TO:Arneta Henninger
FROM:Abdoul Gafour, Water Utility
SUBJECT:Water Review Comments for Pre12-000097
American Legend Auction Center-200 SW 34th St
1. The existing 8-inch backflow preventer (single detector check valve) assembly for
the fire sprinkler system does not meet current code and it must be replaced
with a Detector Double Check Valve Assembly (DDCVA) in an exterior vault. A
larger vault may be required for the new DDCVA.
2. A Double Check Valve Assembly (DCVA) must be installed behind the existing
domestic water meter(s) serving the building.
3. The proposed addition cannot encroach into the existing 15-utility easement for
the fire sprinkler stub.
cc: Corey Thomas
Rocale Timmons