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HomeMy WebLinkAboutPRE_StaffComments_230112_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Small Event Space 200 S Tobin St, Suite C PRE 22-000418 January 12, 2023 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@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 Department Reviewer: Rob Shuey, 206.550.8523, 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: December 23, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Darren’s Event Space 1. There is no change in fire flow requirement or fire hydrant requirements for this proposal. 2. Fire impact fees are currently applicable at the rate of $2.36 per square foot of the existing building change of use. This fee is paid at time of building permit issuance. Credit will be granted for the existing/former retail use at the rate of $1.25 per square foot. 3. Fire department apparatus access roadways are adequate from the existing city streets. 4. Proposed new use of the building would require a secondary exit. All exit doors shall swing outward and be equipped with approved panic hardware and lighted exit and emergency lighting. An annual place of assembly permit from the fire department would be required. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 9th, 2022 TO: Andrew Van Gordon, Planner FROM: Scott Warlick, Engineering Specialist III, Plan Review SUBJECT: Tenant Improvement 200 S Tobin St PRE22-000418 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) 0007200029. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed project is within the City of Renton’s water service area and in the Valley 196 pressure zone. 2. There is a water main located in S Tobin St: • 12-inch water main – refer to City water project plan no. W-002009 • The static water pressure is approximately 71 psi at ground elevation of 30 feet. 3. There is an existing water services to the subject property: • 3/4-inch domestic water meter. 4. There is 1 existing fire hydrant within 300 feet of the building. 5. This site is located in a Wellhead protection area zone 2. 6. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional water service to the property. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 12-inch wastewater main located in S Tobin St. (Record dwg: S-190107). 3. There are 2 existing 6” PVC side sewer connections to the buildings. 4. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional sewer service to the property. 200 S Tobin St – PRE22-000418 Page 2 of 4 January 9th, 2023 STORM DRAINAGE COMMENTS 1. The site contains 2 private surface water catch basins (see Record Dwg: 4252 and Record Dwg: R- 227301) 2. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional storm service to the property. TRANSPORTATION/STREET COMMENTS 1. The project currently does not propose to construct more than $1750,000 worth of improvements based on the RMC 4-6-060 or any additions, therefore frontage improvements are not required. If, however, the proposal was to change, frontage improvements may be required. 2. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. 3. The applicant should generate a traffic impact fee by performing a Trip Cost Analysis as defined and permitted by RMC 4-1-190.H. The impact fee should account for the proposed use and a credit for the existing tenant space. If the calculated fee results in a negative number, the fee will be waived and no refund will be given. The City will evaluate the analysis and proposed fee at the time of building permit review. The calculated transportation impact fee is due at the time of building permit issuance. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2020 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. 200 S Tobin St – PRE22-000418 Page 3 of 4 January 9th, 2023 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 12, 2023 TO: Pre-Application File No. 22-000418 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Small Event Space – 200 S Tobin St, Suite C (Parcel number 000720029) 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 project area is located at 200 S Tobin St, Suite C (Parcel number 0007200029). The applicant proposes to establish an event space for birthday parties, family gatherings and bridal/baby showers. The space is approximately 1,500 square feet and includes an office, kitchen and bathroom. No exterior work is proposed. Access to the site is from S Tobin St. The City of Renton’s (COR) mapping system indicates the site is within a High Seismic Hazard Area and the Downtown Zone 2 Wellhead Protection Area. Current Use: Per the King County Department of Assessments, the site contains a one (1) story 4,220 square foot office/warehouse building, a one (1) story 2,500 square foot office building and a one (1) story 2,648 square foot warehouse building. On-site parking consists of two (2) separate areas totaling 22 parking spaces. Per the applicant, the proposed project space is vacant. Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The event space does not fall within a specifically listed use. An unclassified use interpretation is required. Upon written application by an applicant, an administrative interpretation is made by the Administrator to determine if a proposed use, not specifically listed, is allowed utilizing Small Event Space Page 2 of 7 January 12, 2023 the criteria found in RMC 4-2-050C6a, Criteria for Unclassified Uses. Please see RMC 4-2-050C6, Unclassified Uses for full requirements. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial Development Standards” effective at the time of complete application (noted as “CA standards” herein). Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building (commercial and residential). 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. Existing development proposed for retention would be required to comply with building and height limitations and would be reviewed for compliance at the time of land use application. Expansion of the building is not proposed. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none, except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. The building is set back approximately 26 feet (26’) from S Tobin St and approximately 74 feet (74’) from S Tillicum St. This exceeds the maximum front yard and secondary front yard setback standards. The structure currently complies with the side/rear yard residential setback standards. 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 4-10-050A4, 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, 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 Small Event Space Page 3 of 7 January 12, 2023 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. Access/Parking: Access is proposed via the existing driveway from S Tobin St. Revisions to the parking are not proposed. Within the CA zone a connection shall be provided for site-to-site vehicle access ways to allow a smooth flow of traffic across abutting CA lots without a need to use a street. Access may compromise the aisle between rows of parking stalls but is not allowed between a building and a public street. Conference centers is not a use that is specifically identified in the parking spaces required regulations. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Bicycle Parking – When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Upon a change of use, if the number of stalls needed for the new use exceeds the actual number of legally existing stalls on site by a percentage equal or greater than shown in the chart below, all of the stalls required of the new use shall be provided. Small Event Space Page 4 of 7 January 12, 2023 Existing Stalls Percentage Threshold 1 – 10 140% 11 – 30 130% 31 – 60 120% 61+ 110% Specific parking requirements at this time are unknown as an unclassified use interpretation is needed. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Site-to-site vehicle access does not currently exist and would not be required as placement of the existing buildings prevents reasonable site-to-site access. Compliance with parking requirements would be verified at the time of land use application review. Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. Interior remodels of existing buildings or structures are exempt from these requirements provided the alterations do not modify the building facade. Landscaping: With the exception of 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. All changes in the use of a property or remodel of a structure that requires improvements equal to or greater than 50 percent (50%) of the assessed property value trigger landscaping requirements. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Significant Tree Retention: A review of COR Maps shows that there may be mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with Small Event Space Page 5 of 7 January 12, 2023 an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Small Event Space Page 6 of 7 January 12, 2023 Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. Interior remodels not involving a building addition, are not required to meet minimum tree credit requirements. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance. Refuse and Recyclables: All new developments for commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. A refuse and recyclable collection area is not shown on the drawings. Full compliance will be determined at the time of Land Use Application. Critical Areas: According to COR Maps, the Downtown 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. Depending on the scope of interior work, a geotechnical report may be required addressing seismic issues as the building is within the high seismic hazard area. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Environmental Review: The proposal would not require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use in an existing building that does not exceed 4,000 square feet located in a building less than 4,000 square feet in size. Small Event Space Page 7 of 7 January 12, 2023 Permit Requirements: The proposal requires an unclassified use interpretation then building permit review. Building permit fees are based on project valuation and work completed. Each modification request is $290.00. 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. 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building 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. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $8.031.94 per net new PM Peak House Person Vehicle Trip • A Fire Impact Fee assessed at $2.36 per square foot of leisure facilities. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: 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.