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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000155.pdf1 PRE-APPLICATION MEETING FOR CVP Oil Change Facility PRE22-000155 CITY OF RENTON Department of Community & Economic Development Planning Division May 26, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216 , swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, 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 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). 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 23rd, 2022 TO: Alex Morganroth, Senior Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: CVP Renton – Oil Change Facility 100 Rainier Ave S PRE22-000155 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) 7229500030. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed project is within the City of Renton’s water service area in the Valley 196 pressure zone. The property is within a wellhead protection area zone 2. 2. The static water pressure is 65 psi at ground elevation of 44-feet. 3. There is an existing 12-inch water main in Rainier Ave S (Record Dwg: W-002009) that can deliver a maximum flow capacity of 3,000 gallons per minute. 4. There is an existing 3/4-inch domestic water meter (Facility ID No. MTR-002894) serving the existing building on the property. 5. There are two Fire Hydrant (Hydrant ID No. HYD-S-00058 and Hydrant ID No. HYD-SW-00020) within 300- feet of the existing building. Sanitary Sewer 1. There is currently a 6-inch gravity wastewater main located in Rainier Ave S (Record DWG: S-000103) 2. There appears to be a sanitary sewer stub to the existing building Surface Water 1. There is an 18-inch stormwater main located in Rainier Ave S (Project file: SWP2703472). 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual may be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design 3 Manual (RSWDM) to determine what type of drainage review is required for this site. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Existing Peak Site Conditions and is within the Black River Basin. Transportation 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. 2. Transportation impact fees will be waived for the existing use of the building as long as the property hasn’t sat vacant for 3 or more years. 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. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-feet and shall be setback a minimum of 3-feet from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-feet vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2022 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. 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 26, 2022 TO: Pre-Application File No. 22-000155 FROM: Alex Morganroth, Senior Planner SUBJECT: CVP Oil Change Facility 100 Rainier Avenue S Parcel No. 7229500030 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 linked here and are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located south of the Renton Municipal Airport in the City Center Community Planning Area and is addressed as 100 Rainier Avenue S (Parcel #7229500030). The project site totals 26,790 square feet (0.62 acres) and is currently developed with a single-story masonry building approximately 1,764 sq. ft. in size. The building was previously occupied by an oil change business (classified as a Vehicle service and repair, small use). The site is located in the Commercial Arterial (CA) zoning district and Urban Design District D overlay. The applicant proposes to re-open a new oil-change facility in the existing building with minimal interior or exterior changes. Access to the site would be provided via the existing two driveways Rainier Ave S. Critical areas mapped on the site via City of Renton (COR) Maps include protected and sensitive slopes and a High Seismic Hazard. Current Use: The site is currently developed with a single-story masonry building that previously housed a “vehicle service and repair, small” use. The building has been vacant for an undetermined amount of time. Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. In addition, the property is located in the Urban Design District D overlay. The City’s Zoning Use Table RMC 4-2-060 allows the use “Vehicle service and repair, small” with an approved administrative Conditional Use Permit provided: All operations shall be conducted entirely within an enclosed structure. a. Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request. 5 b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Additionally, in the CN or CV Zone, this use shall be associated with a gas station. No records are on-file indicating the existing use, which has been in operation since at least 2006, received an approved conditional use permit and therefore the use is classified as legal non-conforming. Based on the submitted materials, the applicant intends to continue the Vehicle service and repair use on the site under a new proprietor. Per RMC 4-10-060 Nonconforming Uses, any legally established use existing at the time of enactment of the code may be continued, even if such use does not conform to the provisions of the code, provided it conforms with the nonconforming uses section. A legal nonconforming use (of a building or premises) that has been abandoned shall not thereafter be resumed. A nonconforming use shall be considered abandoned when: 1. The intent of the owner to discontinue the use is apparent, and discontinuance for a period of one year or more shall be prima facie evidence that the nonconforming use has been abandoned, unless said use is being reestablished pursuant to subsection F of this Section; or 2. It has been replaced by a conforming use; or 3. It has been changed to another nonconforming use under permit from the City or its authorized representative. Therefore a new oil change facility would be allowed to operate on the site without obtaining a conditional use permit if the applicant can demonstrate that the previous use was not discontinued for over one year. In addition, the use would be subject to the following conditions in RMC 4-10-060.D – 1. A nonconforming use shall not be extended or enlarged so as to occupy additional land area on the same or any other lot or parcel, unless the nonconforming use is housed in part of a single-tenant building, in which case the use may be extended throughout the building, but the building shall not be enlarged; 2. A nonconforming use in a multi-tenant building shall not be expanded into space vacated by other tenants; 3. A nonconforming use shall not be relocated in whole or in part to any other part of the parcel; and 4. No additional building, whether temporary or permanent, shall be erected upon a property with a nonconforming use for purposes of expanding or extending a nonconforming use. Commercial Arterial (CA) Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and District ‘D’ overlay “RMC 4-3-100 “Urban Design Regulations” effective at the time of complete application (noted as “CA standards” herein). Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building and located in the Highlands Community Planning Area. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. No dwelling units were proposed as a part of the project. Minimum Lot Size, Width and Depth – There are no minimum requirements lot width or depth within the CA zone. However, the minimum lot size in the CA zone is 5,000 square feet. The existing site area totals 26,790 square feet, which exceeds the minimum lot size requirement. 6 Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The existing site appears to be compliant with lot coverage maximum. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 20 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, then a 15-foot setback is required. The existing legal non-conforming building appears to exceed the maximum 20-foot front yard setback requirements. Any future changes to the building shall comply with the required setback areas. Height – Maximum building height is 50 ft., except 70 ft. for mixed use (commercial and residential) in the same building. Heights may exceed the Zone’s maximum height with a Conditional Use Permit, however 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. Compliance with building height and FAR Part 77 airport height requirements would be verified at the time of formal building permit review. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The building permit 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”. For manufacturing 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. For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 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. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the building permit application. Landscaping – The requirements of this Section shall apply to the entire site, all parking areas, and street frontages in any of the following cases: a. All subdivision including short plats; or b. All new buildings and new storm drainage facilities; or c. Additions to existing buildings that increase the gross square footage of the building by greater than one-third (1/3); or d. Conversion of vacant land (e.g., to parking or storage lots); or e. Conversion of a residential use to a non-residential use; or f. Other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. (Ord. 5749, 1-12-2015; Ord. 5958, 12-9-2019) Based on the scope of the project as submitted by the applicant, the proposal would not trigger compliance with the landscape regulations. However, if the scope of the project changes, please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Please note that if a conditional use permit (CUP) is determined to be needed, additional landscaping may be required in order to satisfy the landscape criteria. Tree Preservation: 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 and worksheet, and arborist report shall be 7 provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. Trees within critical areas and proposed public rights-of-way shall not contribute to the number of significant trees required to be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be required with the building permit application if any trees are proposed for removal. Fences: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking – Vehicle service and repair uses are required to provide a minimum and maximum of 2.5 spaces per 1,000 sq. ft. of net floor area. Based on the size of the building (1,724 sq. ft.), the site is required to provide four (4) spaces. According to aerial imagery, the site currently provides approximately ten (10) spaces and therefore exceeds the number of parking spaces allowed. Per RMC 4-4-080 Parking, Loading, and Driveway Regulations, Off-street parking, loading areas, and driveways shall be provided in accordance with the provisions of this Section in the following cases (only those potentially related to the project included, see RMC 4-4-080.B for additional applicability standards): i. New buildings or structures. ii. Building/Structure Additions: The enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure. iii. Paving or Striping: The paving of a parking lot with permanent surface, or striping a previously unstriped lot. Based on the narrative provided by the applicant, it is unclear whether or not the project would trigger compliance with the parking standards in RMC 4-4-080. If parking standard compliance is required, the applicant would be required to demonstrate compliance at the time of formal building permit application. 8 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 le ngth, 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. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. No changes to access are proposed as part of the project. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required for any exterior modifications to the building, or for alterations, enlargements, and/or restorations of nonconforming structures pursuant to RMC 4-10-050, Nonconforming Structures. See RMC 4-3-100 for a menu of options and requirements. Non-Conforming Site Development Standards: Per RMC 4-10-020 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 this Title. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided in subsection E of this Section. 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 requirements of the subsection. 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: 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Nonconforming Structures – General: Based on staff analysis, the existing structure may have some nonconformities related to the setbacks and design of the building. Any legally established nonconforming structure may remain, although such structure does not conform to the provisions Title IV; provided that - 1. Not Vacant or Left Abandoned: The nonconforming structure has not been vacant for more than one year, or has not been abandoned; and 2. Unsafe Structures: The structure is kept in a safe and secure condition. 9 3. Limits on Alterations: 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 subsection A4 of this Section, Limits on Enlargement. 4. Limits on Enlargement: a. The structure shall not be enlarged unless the enlargement is conforming, except as identified in subsection A4b of this Section. b. Nonconforming enlargements may only be allowed at the discretion of the Administrator if: i. The enlargement is sited carefully to achieve compatible transition between surrounding buildings, parking areas and other land uses; or ii. The enlargement does not significantly cause any adverse or undesirable effects on the site or neighboring properties Critical Areas: According to COR Maps, protected and sensitive slopes and a seismic hazard are mapped on the project site. A wetland is mapped off-site to the west. Due to the presence of geological hazards on the site a geotechnical report prepared by a qualified professional may be required by the Building Official as part of the building permit application submittal. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Development is prohibited on protected slopes. A critical areas protection tract is required for protected slopes and an additional 15-foot structure setback is required from the edge of the protected slope. Based on recent Google Street View photography, the slopes at the rear of the site do not appear to exceed 15 feet of vertical rise and therefore would not be considered regulated slopes. The applicant may be required to confirm via a topography survey depending on the final scope of the project. Permit Requirements - The proposal would require a building permit if no extension or enlargement of the building is proposed. The building permit fees are based on the value of the proposed improvements. Once a building permit application is submitted, the initial review would be completed in an estimated time frame of approximately 6 weeks. If the previous use has been discontinued for a period of over one year, a CUP is required. An administrative Conditional Use Permit is reviewed in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2022 application fee for an Administrative Conditional Use Permit is $1,600. Detailed information regarding the building permit application submittal can be found on the City’s new website by clicking “Permits” on the Community & Economic Development page, and then "Commercial/Multifamily". 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 building permit, a separate sign permit would also be required. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building 10 permit issuance. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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 (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. A neighborhood meeting may be required if the project is valued over 10 million dollars. Please see RMC 4-8-090 for all public notice requirements. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: Upon approval, the building permit is valid for one year with a possible one year extension. It is the responsibility of the applicant to monitor the expiration date.