Loading...
HomeMy WebLinkAboutPRE_PRE22-000131_221205_v1 PREAPPLICATION MEETING KCSO ATU 900 S Grady Way PRE22-000131 CITY OF RENTON Department of Community & Economic Development May 12, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@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). 1 Andrew Van Gordon From:Corey Thomas <cthomas@rentonrfa.org> Sent:Tuesday, April 19, 2022 11:14 AM To:Andrew Van Gordon Cc:Jonathan Chavez Subject:FW: 900 SW Grady Way Pre-application meeting - PRE22-000131 Guys, More information for Pre22-000131 that I received. Fire department has no comments and will not attend this meeting fyi. Corey Thomas, Lead Plans Review Inspector Renton Regional Fire Authority l Office of the Fire Marshal 1900 Lind Ave SW Renton, WA 98055 425-276-9582 l 425-276-9547 Fax (NEW PHONE NUMBERS!!!!!!!!) cthomas@rentonrfa.org Professionalism . Integrity . Leadership . Accountability . Respect From: Clabaugh, Stephanie <Stephanie.Clabaugh@kingcounty.gov> Sent: Monday, April 18, 2022 4:03 PM To: Corey Thomas <cthomas@rentonrfa.org> Subject: RE: 900 SW Grady Way Pre-application meeting Hi Corey, This location will be the primary training facility for hand to hand combat for new deputy recruits as well as for seasoned deputies during the recertification process. The location will be used for the teaching of basic handcuffing techniques, escort holds, ground fighting as well as tactics. The main room just off the entrance will be a mat room for the hands on portion of the training with the peripheral rooms used as either offices or classrooms for the classroom training modules. There will be no live ammunition used or stored here, no firearms used and no other training of the type that could cause harm to or disturb outside personnel. We have other sites for those types of training. Best, Stephanie Clabaugh King County Real Estate Services, FMD 500 Fourth Avenue, Suite 830 Seattle, WA 98104 206-477-9490 – Direct 206-930-1060 – Mobile CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 2 FMD Customer Care Services 206-477-9400 customercareservices.fmd@kingcounty.gov From: Corey Thomas <cthomas@rentonrfa.org> Sent: Monday, April 18, 2022 3:40 PM To: Clabaugh, Stephanie <Stephanie.Clabaugh@kingcounty.gov> Subject: 900 SW Grady Way Pre-application meeting [EXTERNAL Email Notice! ] External communication is important to us. Be cautious of phishing attempts. Do not click or open suspicious links or attachments. Stephanie, Can you elaborate on what use this building is intended for? Not sure what ‘an advanced training center’ is or does. Thanks. Is this a classroom? Is this a gun range? Do they store munitions at this facility? Corey Thomas, Lead Plans Review Inspector Renton Regional Fire Authority l Office of the Fire Marshal 1900 Lind Ave SW Renton, WA 98055 425-276-9582 l 425-276-9547 Fax (NEW PHONE NUMBERS!!!!!!!!) cthomas@rentonrfa.org Professionalism . Integrity . Leadership . Accountability . Respect DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 19, 2022 TO: Jonathan Chavez, Development Engineering FROM: Angelea Weihs, Planning SUBJECT: 900 S Grady Way PRE22-000127 & PRE22-000131 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) 1723059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196-pressure zone. 2. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). Change of use will trigger backflow requirements. a. The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 3. IF a fire sprinkler system is required by the Renton Fire Authority, the following will be required: a. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. PRE22-000127 & PRE22-000133 Page 5 of 5 April 27, 2022 b. Installation of additional fire hydrants around the building as required by the Fire Authority. c. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). d. A conceptual utility plan will be required as part of the land use application for the subject development. e. 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. f. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 4. Fees may be applicable if new fire service is required. Please see our website for latest fee schedule. SEWER 1. Sewer service is provided by City of Renton. 2. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No new plus replaced impervious surface area is being proposed with the project submittal. Therefore, the project will not trigger drainage requirements, 2. As no new impervious surface area is being proposed, no storm system development charges are applicable. TRANSPORTATION 1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 2. Change of use requires updating the existing building to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal. 3. As this project is only proposing a change of use and interior improvements, no street frontage improvements or right of way dedication are required. 4. Transportation Impact fees may be applicable depending on the proposed use versus the existing use. Please see our website for latest fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 12, 2022 TO: Pre-Application File No. 22-000131 FROM: Andrew Van Gordon, Associate Planner SUBJECT: KCSO ATU – 900 S Grady Way (Parcel number 1723059021) 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located at 900 S Grady Way (Parcel number 1723059021). The lot has public street frontage on S Grady Way and Williams Ave S; it is located within the CD zone in Urban Design District A and the City Center Sign Regulation area. The site area is approximately 38,180 square feet (0.87 acre). The proposal is for the purposes of training for the advanced training unit of the King County Sheriff’s office. Modifications to the existing parking area are not proposed, but inclusion of an unknown number of parking stalls in a secured yard area is proposed. Current Use: The property is currently improved with a 7,290 gross square foot (6,000 sq. ft. footprint) commercial building and associated 12 stall paved parking area. Zoning Requirements: The subject property is located within the Center Downtown (CD) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. Based on the narrative provided, staff has determined the following uses that the training facility may correspond to in the City’s Zoning Use Table. Further information of what the training center entails would be needed prior to accepting a land use application to ensure the use is permitted in the CD zone. A training facility would fall under the Other Government Facilities use type; within the CD zone it is permitted through review and approval of a Hearing Examiner Conditional Use Permit. If the secured yard area is for maintenance of equipment and facilities of the agency or storage of materials and vehicles used KCSO ATU, PRE22-000131 Page 2 of 6 May 12, 2022 by the agency during maintenance, it would fall under the Other Government Maintenance Facilities which is not a permitted use. If the secured yard area is used for the outdoor accumulation of material or equipment for the purpose of sales, rental, use on site or shipping to other locations it would fall under Outdoor Storage which is not a permitted use in the CD zone. If the secured yard area is an outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for 72 more than 72 hours that would fall under the Vehicle Storage use type which is not permitted within the CD zone. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). Building Standards – The CD zone does not have a maximum lot coverage for buildings. The maximum building height is 95 feet. Heights may exceed the zone’s maximum height with a conditional use permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones. The proposal shall meet all applicable requirements in RMC 4-3-020: Airport Related Height and Use Restrictions. The proposal is within Airport Safety Zone 3. No expansion of the building is proposed. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CD zone are: Front yard and secondary front yard: no minimum, Maximum front yard and secondary front yard: 15-ft for buildings or for portions thereof, 25 ft. or less in height and none for that portion of a building over 25 ft in height; Rear and side yard: none, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot (6’) high barrier along the common boundary with an additional five-foot (5’) setback from the barrier. Expansion of the structure is not proposed. The building is set back approximately 46 feet from S Grady Way, which exceeds the maximum front yard setback standards. The lot also abuts a residentially zoned lot (536 Williams Ave S) in the R-14 to the north. The structure complies with the side/rear yard setback standards however based on city mapping aerial views it does not comply with the landscaping buffer abutting residential zone standard. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, KCSO ATU, PRE22-000131 Page 3 of 6 May 12, 2022 but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the nonconforming site development requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Landscaping: New and existing development in the CD zone is subject to the following sections of the Landscaping regulations: Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; Parking Lot Landscaping, and, Maintenance of Landscaping, but is exempt from other requirements of the Landscaping code. The narrative does not propose any expansions, new buildings, or subdivisions, however, should the change of use or remodel require improvements equal to or greater than fifty percent (50%) of the assessed property valuation then compliance with the CD zone Landscaping standards would be required. Further review of RMC 4-4-070 Landscaping would be necessary should the scope of work change or exceed the 50-percent threshold. 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 inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. Currently, the tree retention plan must show preservation of at least 10 percent (10%) of significant trees in the CD zone and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (please note that tree regulations (D-197) are proposed to change this year that would require properties subject to active land development permits to retain a minimum of thirty percent (30%) of all significant trees on site). 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 KCSO ATU, PRE22-000131 Page 4 of 6 May 12, 2022 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: o 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. o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. o 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. 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. When permitted by the underlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Administrator to achieve adequate visual or acoustical screening. Outside storage shall not be permitted in any required setback area. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of this Section. Exterior sales of autos, boats and motorcycles are not considered outdoor storage. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Refuse and Recycling: In non-residential developments, a minimum of three (3) square feet per everyone thousand (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 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. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval through th e site development plan review process, or through the modification process if exempt from site development plan review. KCSO ATU, PRE22-000131 Page 5 of 6 May 12, 2022 Access/Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if construction replaces an existing building/structure or construction of an addition to a building/structure. If replacement of the existing building or an addition to the existing building does not occur, the requirements of this section are not applicable as the project is within the CD zone. The secure storage area does not appear that it would be a permitted use within the zone. Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effect at the time of complete application as alteration of nonconforming structures is an applicable development activity. The proposal is within District A. Interior remodels of existing buildings or structures are exempt from these requirements provided the alterations do not modify the building façade or if alterations, enlargements, and/or restorations of nonconforming structures pursuant to RMC 4-10-050, Nonconforming Structures occur. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. 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. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, Wellhead Protection Area Zone 2 and Seismic Hazard Area: High are mapped on the property. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report and/ or hydrogeologic study may be required based on the final proposed scope of work. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Permit Requirements: Hearing Examiner Conditional Use and Environmental Review (SEPA). Based on the 2022 fees in effect at the time of this memo, the total is $5,145.00 ($3,300.00 Hearing Examiner Conditional Use Permit + $1,600.00 SEPA + $245.00 Technology Fee (5%) = $5,145.00). Building permit fees are based on the valuation of the project at time of application. Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Conditional Use Permit Submittal Requirements document. Other informational applications KCSO ATU, PRE22-000131 Page 6 of 6 May 12, 2022 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. Public Notice Requirements: Public Information Sign: Public Information Signs are required for all 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. Fees: In addition to the applicable land use application fees, impact fees would be required. The fee in effect at the time of permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. Expiration: A Conditional Use Permit approval shall be implemented within two (2) years of such approval unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. Any application or permit which is not so implemented shall terminate at the conclusion of that period of time and become null and void. The Hearing Examiner may grant one extension of time for a maximum of one year for good cause shown. The burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment.