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HomeMy WebLinkAboutPRE_Preapp_Aeroplastics_230307_v1.pdfPRE -APPLICATION MEETING FOR Aero-plastics Tenant Improvement PRE22-000375 CITY OF RENTON Department of Community & Economic Development Planning Division November 17, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org 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). FILE NAME P E R_P re -A p p_S u m m a ry_230212_v 1 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 8, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Aero-Plastic Change of Use 1. There is no change in required fire flow for the proposed use. Existing fire hydrants are adequate. 2. Approved fire sprinkler and fire sprinkler monitoring systems are required throughout the building. Approved fire suppression system and monitoring is required for the proposed paint spray booth. Separate plans and permits required by the fire department. Verification that the existing fire sprinkler system can provide adequate coverage for the plastics manufacturing shall be received and approved prior to building permit issuance. Verification shall be from a certified fire sprinkler installer or a Washington State Fire Protection Engineer. 3. Fire impact fees for change of use do not apply as it is treated as the same use as far as impact fees are concerned. 4. Fire department apparatus access roadways are adequate from the existing city streets. 5. A complete Hazardous Materials Inventory Statement shall be submitted and approved prior to building permit issuance is required. Use of fire department form or approved equivalent is required. 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 17, 2022 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Development Engineer SUBJECT: Aero-Plastics Inc Tenant Improvements 833 Houser Way N PRE22-000375 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 0823059193. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton's water service area in the Kennydale 308 hydraulic zone. There is an existing 12" water main within Houser Way N to the east of the existing building (Record Dwg: W- 020302). The approximate static water pressure is 116 psi at a ground elevation of 40'. 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Renton Regional Fire Authority (RRFA) indicates the existing fire hydrants are adequate. a. One northeast of the building within the landscaping of Houser Way N (Hydrant ID No. HYD-N-00070). b. One southeast of the building next to the driveway access (Hydrant ID No. HYD-N-00069) 3. There is an existing 1-1/2" domestic water service and meter serving the existing building (MTR-017214). Per Washington State Drinking Water Regulations (WAC 246-290-490) the City of Renton requires premise isolation on their water service line. This is to prevent any potential cross connection hazards. The applicant shall install a Reduced Pressure Backflow Assembly (RPBA) downstream of the existing water meter. The RPBA shall be located inside an above ground and heated enclosure (i.e., "hot box") per City of Renton standard plan number 350.2 or it can be installed inside the building at a location pre -approved by the water utility. A plumbing permit is required for this work and it must be obtained before the city issuance of the building permit. Please contact Mick Holte, Cross Connection Control Specialist, at (425) 430-7207 for any questions regarding the above requirements. 4. There is an existing 8" fire water service serving the existing building. The existing backflow prevention device (i.e., single check valve) for the fire sprinkler system does not meet current standards as required by the Washington State Drinking Water Regulations. It must be replaced with a new Double Check Detector Assembly (DCDA) per City of Renton standard plan number 360.2 in the existing outside in - ground vault located on the East side of the building. It may also be installed inside the building at a location that is pre -approved by the water utility. Please contact Mick Holte, Cross Connection Control Specialist, at (425) 430-7207 for any questions regarding the above requirements. If the project proposes to upsize the water meter or additional meters are needed, the development wits be subject to applicable water system development charges (SDC's) and meter installation fees based on the size of the new meters for domestic uses and fire sprinkler use. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2022 water fees are $4,500.00 per 1-inch meter, $22,S00 per 1-1/2-inch meter, and $36,000 per 2-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. c. Drop -in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8" concrete gravity wastewater main located within Houser Way N (Record Dwg: W- 020302). The existing building is connected to the 8" sewer main with a 6 asbestos concrete sewer stub and 6" side sewer lines to the east of the building. There are some special requirements for asbestos concrete pipe if the project has to modify/improve the existing side sewer. 3. Due to the plastic injecting molding nature of the proposed use of the building, the wastewater from the project site will need to be directed to a grease interceptor prior to connecting into the City's Sanitary Sewer system. Installation of a grease interceptor will be required. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 4. King County imposes limits on certain pollutants and prohibits discharge of wastes that adversely affect the operations of wastewater treatment works and collection system. Therefore, the applicant shall contact King County to obtain an industrial discharge permit if applicable. 5. If the existing sewer service will be reused, no sewer system development charges are applicable. If the domestic water meter size is required to be upsized or additional meters are required as a result of the project, applicable SDC fees would be required. Credit would be provided for the existing meter size. SURFACE WATER 1. There is a 15' public stormwater main and associated catch basins within the Houser Way N to the northeast of the project site (Record Dwg: R-292902). There is an onsite 6" private stormwater system connecting to the public conveyance system on Houser Way N to the north. 2. A drainage report complying with the 2022 Renton Surface Water Design Manual (2022 RSWDM) will be required if construction is proposed exterior to the existing building. Based on the City's flow control map, the site falls within the City's Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the East Lake Washington -Renton Drainage Basin and Johns Creek sub basin. Refer to Figure 1.1.2.A — Flow chart to determine the type of drainage review required in the RSWM. No drainage review shall be required if there is no construction proposed exterior to the existing building. 3. Erosion control measures to meet the City requirements may be required during construction as needed. 4. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 5. If any exterior improvements are proposed with new impervious area, the 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. Fees that are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. TRANSPORTATION 1. An accessible route of travel meeting American's With Disabilities Act's requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. As this project is proposing an interior remodel and no new construction or additions valued at over $175,000, no street frontage improvements or right of way dedication are required, however, if during Land -use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. 3. Since the project is proposing a change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the land -use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 4. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2022 transportation impact fee for net new pm peak hour person vehicle trips is $7,145.85 per trip. GENERAL COMMENTS 1. 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 fee schedule. W DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 17, 2022 TO: Pre -Application File No. 22-000375 FROM: Alex Morganroth, Senior Planner SUBJECT: Aero-Plastics Change of Use 833 Houser Way N (APN 0823059193) 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 www.rentonwa.gov. Project Proposal: The applicant, Aero-Plastics Inc, is proposing to convert an 21,946 sq. ft. tenant space within an existing building at 833 Houser Way N from warehouse/storage to manufacturing and fabrication. The existing masonry building is approximately 41,250 sq. ft. in size and is located on a 1.44 acre site. The subject parcel (APN 0823059193) is located in the Industrial, Heavy (IH) zone and Employment Area Comprehensive Plan Land Use designation. The proposed tenant improvement would be completed in two phases, with the first phase converting approximately 11,446 sq. ft. of space and the second phase converting approximately 10,500 sq. ft. of space for a total of 21,946 sq. ft. According to the applicant, the tenant space was previously occupied by an indoor boat storage and repair company. According to the applicant, the proposed new use would include the engineering design and assembly of plastic components fort eh aerospace and medical equipment industry. All work would be interior and no trees or vegetation would be removed as part of the project. According to the applicant's submittal, no new impervious surface would be added to the site as a result of the project. A high seismic hazard area is mapped on the western portion of the site according to COR Maps. In addition, Johns Creek, a Type Ns stream, is located across the street underground within a culvert. Current Use: The subject parcel is developed with a 41,250 sq. ft. building with two existing tenant spaces occupied by warehouse uses (according to the applicant). Zoning: The subject property is located within the Industrial, Heavy (IH) zoning district and Employment Area comprehensive plan designation. Based on the description provided by the applicant, the proposed use would be classified as Manufacturing and Fabrication, Heavy, defined as — "The transformation of materials or substances into new products including construction and assembling of component parts, and the blending of materials such as lubricating oils, plastics, resins or liquors. Heavy manufacturing and fabrication are often characterized by the need for large outdoor areas in which to conduct operations, and typically results in environmental impacts beyond their own sites. This definition includes, but is not limited to: manufacture and fabrication of automotive vehicles and their parts, cement, brick, lime, gypsum, asphalt, and other manufacturing and fabrication uses as determined by the Community and Economic Development Administrator. This definition excludes slaughterhouses, manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing of petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons." Manufacturing and Fabrication, Heave is permitted in the IH zone. Development Standards: The project would be subject to RMC 4-2-120B, "Development Standards for Industrial Zoning Designations" effective at the time of complete application (noted as "IH standards" herein). These standards are available on the City's website at https://www.codepubiishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.htmI Minimum Lot Size Width and Depth: There are no minimum requirements for lot width or depth in the IH zone for lots created after September 1, 1985. No changes are proposed to the lot size, width or depth as part of the new use or future tenant improvement project. Lot Coverage: There is no minimum requirement for lot coverage in the IH zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the IH zone are as follows: Minimum Front Yard 20 ft; When abutting a Principal Arterial street 15 ft; All other streets Minimum Side Yard 20 ft; When abutting a Principal Arterial street Along a Street 15 ft; All other streets Minimum Rear and None, except 50 ft. if lot abuts a lot zoned residential. 20 ft. if lot Side Yards abuts a lot zoned CN, CV, CA, CD, CO, COR, or lot with Public Facilities. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Gross Floor Area: There are no minimum requirements for gross floor area within the IH zone. Building Height: There is no maximum building height standard in the IH zone. Screening: Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. The application must include elevations and details for the proposed methods of screening if utility and mechanical equipment are added as part of the tenant improvements. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one 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. Atotal minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The applicant shall demonstrate compliance with the refuse and recycling area requirements at the time of formal land use application. Landscaping: 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 are exempt from compliance with the landscaping requirements in RMC 4-4-070. Tree Preservation: No trees would be removed as part of the proposed project as no trees are located on the site. 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 or grading plan. 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. 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. 7 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 about fences and retaining walls. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, "Parking, Loading, and Driveway Regulations." Parking requirements for uses classified as Manufacturing and Fabrication, Laboratories, and Assembly and/or Packaging Operations" are to provide a minimum of 1.0 per 1,0 00 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). Parking requirements for uses classified as "Office, General" are to provide a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of off-street vehicle parking stalls. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. An analysis demonstrating compliance with the bicycle parking standards shall be submitted at the time of formal land use application. Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-0801. Access to the site is provided via three (3) existing driveways off of Houser Way N. Cross -site access is provided to the adjacent sites to the north and south of the subject site. No changes to access are proposed. Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non -glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See 4-4-075 for additional standards Critical Areas: According to COR Maps, the site is located within a High Seismic Hazard Area. A geotechnicai report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. In addition, a Type Ns stream, Johns Creek, is located within a conduit across the Houser Way N ROW to the east of the site. Due to the interior nature of the project and intervening roadway, no buffer requirements are applicable to the project. It is the applicant's responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposal is for a change of use (Warehouse 4 Manufacturing and Fabrication) greater than 4,000 sq. ft. in size, therefore the proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). 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: The proposal would be required to obtain Environmental (SEPA) Review. The application would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2023 Environmental Review fee is $1,800.00. Any modification requests to code standards are $290.00 per modification. A 5% technologyfee would also be assessed at the time of land use application. All fees are subject to change. 8 Detailed information regarding the land use application submittal can be found on the City's new website by clicking "Land Use Applications" on the Community & Economic Development page, then "All Forms (A to Z)" The City now requires electronic plan submittal for all applications. The City's Electronic File Standards can also be found on the City's website at https //edocs rentonwa Gov/Documents/Browse aspx?st3rtid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits may be required. Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of the building. These fees would be calculated at the time of building permit application and payable prior to building permit issuance. 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: Environmental (SEPA) Review determinations do not expire. 9