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HomeMy WebLinkAboutPRE23-000175_Meeting SummaryPREAPPLICATION MEETING FOR Ideal Option T.I. PRE 23-000175 CITY OF RENTON Department of Community & Economic Development Planning Division June 15, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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 formal submittal. 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 15, 2023 June 20, 2011 TO: Jill Ding, Planning FROM: Sam Morman, Development Engineering SUBJECT: Ideal Option T.I. 500 SW 7th Street PRE 23-000175 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 1823059252. 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 Valley 196 Pressure Zone. There is an existing 12” water main south of the site along the southern frontage of SW 7th Street (see record drawing W-02390E) that can deliver a maximum flow capacity of 5,000 GPM. There is also a 12” water main in the western portion of the site running north from SW 7th Street (see record drawing W-142216) that can deliver a maximum flow capacity of 5,000 GPM. The static water pressure is about 74 psi at ground elevation of 24 feet. 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. Approximately 70’ southwest of the southwest corner of the lot (COR Facility ID HYD- SW-00056). b. Approximately 70’ south of the south property line (COR Facility ID HYD-SW-00055). c. Approximately 175’ southeast of the southeast corner of the lot (COR Facility ID HYD- SW-00052). 3. There is an existing 2” water service and 6” fire service for the building. a. A reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR Standard Plan 350.2 is required behind the domestic water. The RPBA may be located inside the building if drainage for the relief valve is provided. Please coordinate with the City water utility plan reviewer if you propose to locate the RPBA inside the building. The RPBA installation is permitted by a plumbing permit issued through the Ideal Option T.I. PRE 23-000175 Page 2 of 3 June 15, 2023 building department. Please contact the building department for particular plumbing permit application questions. b. The current 4” DCVA for the fire service needs to be replaced with a Double Check Detector Assembly (DCDA). Per the City of Renton standard plan number 360.2 the DCDA will be installed outside the building in the existing vault. Or, it may also be installed inside the building at a location pre-approved by the water utility Cross Connection Specialist. A utility permit is required for the installation of the new DCDA. 4. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8” concrete sewer located in Lind Avenue SW near the southwest corner of the site (see record drawing S-009102). 3. An existing 6” side sewer serves the building. This side sewer can be reused for the repurposed space. 4. An industrial waste program checklist should be filled out through King County. The link for the checklist can be found here. 5. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed. TRANSPORTATION 1. Since the remodel is limited to the interior, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during the project review, exterior improvements are proposed, the project will likely be subject to frontage improvements and ROW dedication. 2. If the proposal constitutes a change of use then the existing building will need to be updated to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal. An accessible route of travel from the public right of way to the building entrance is required to be reviewed in conjunction with the permit approval for the project. 3. As the project is proposing a potential change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines may be 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 may be subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2023 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Street Restoration and Overlay requirements. GENERAL COMMENTS 1. 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. Ideal Option T.I. PRE 23-000175 Page 3 of 3 June 15, 2023 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft 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-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. 4. All civil construction 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: https://www.rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 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 2023 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 15, 2023 TO: Pre-Application File No. PRE23-000175 FROM: Jill Ding, Senior Planner SUBJECT: Ideal Option T.I. 500 SW 7th St (Parcel No. 1823059252) 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 project site is located on the north side of SW 7th St and is addressed as 500 SW 7th St (parcel no. 1823059252). The project site is currently developed with an existing 64,498 sq. ft. two-story office building and a surface parking lot with 315 parking spaces. The proposal includes an interior tenant improvement of 8,505 sq. ft. of the first floor for an office and medical testing lab. No exterior improvements to the building or site are proposed. The project site totals approximately 135,285 sq. ft. (3.11 acres) in area and is located within the Commercial Arterial (CA) zone and Urban Design District D. No changes in the existing access points to the site are proposed. A seismic hazard area is mapped on the site. Current Use: Currently the site is occupied with an existing office building that is proposed to remain. 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 “CA standards” herein). Zoning: The property is located within the Employment Area (EA) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Office uses are outright permitted uses within the CA zone. Laboratories: research, development and testing are an outright permitted use within the CA zone, provided: Specified use(s) are not permitted within the Commercial and Mixed-Use land use designation along Northeast Sunset Boulevard, Northeast Fourth (4th) Street, or South Puget Drive. Ideal Option T.I. Preapplication Meeting June 15, 2023 Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site totals 135,285 sq. ft. in area and exceeds the minimum lot size required in the CA zone. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Not applicable at this time as all proposed would be interior to the existing building. Any exterior additions would be subject to compliance with this requirement. 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-foot minimum front/side yard along a street setback; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. Not applicable at this time as all proposed would be interior to the existing building. Any exterior additions would be subject to compliance with this requirement. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. Not applicable at this time as all proposed would be interior to the existing building. Any exterior additions would be subject to compliance with this requirement. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Compliance with the landscaping regulations are not required for interior tenant improvements projects with no exterior site changes. 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 Retention/ Land Clearing (Tree Inventory) Plan, arborist report, and tree retention worksheet shall be provided with the land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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 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 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. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Ideal Option T.I. Preapplication Meeting June 15, 2023 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. Not applicable unless land development or routine vegetation management activities are proposed. Screening - All surface mounted or rooftop-operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. Not applicable at this time as all proposed improvements would be interior to the existing building. Any exterior additions would be subject to compliance with this requirement. Fences/Retaining Walls – 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. Not applicable at this time as all proposed improvements would be interior to the existing building. Parking – Compliance with the parking regulations for changes in use is only required for changes in use that would require more parking that is actually provided on the project site. The existing office building would be required to provided parking at the following rate: 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. Based on the existing building square footage of 64,498 sq. ft, the existing office building would be required to provide between 129 spaces and 290 spaces. The existing surface parking lot includes 315 total spaces, which exceeds the maximum number of spaces that would be permitted. The proposal would include an office use and medical laboratory, the medical lab would be required to provide parking at the following rate: A minimum of 1.0 per 1,000 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). As the parking rate required for the medical lab use is less than the office use, the existing surface parking lot would exceed the number of spaces required for the proposed use; therefore compliance with the parking regulations would not be required. Vehicular Connection: 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 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. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. In office, educational and institutional developments, a minimum of two (2) square feet per every Ideal Option T.I. Preapplication Meeting June 15, 2023 one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) 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. Compliance with this requirement would be verified at the time of land use application. Access – The site currently has two existing curb cuts off SW 7th St, which is proposed to remain in its current configuration. Driveway widths are limited by the driveway standards, in RMC 4- 4080I. Urban Design Standards – Interior remodels of existing buildings or structures provided the alterations do not modify the building façade are exempt from compliance with the Urban Design Regulations. Critical Areas: A seismic hazard area is mapped on the site. If any exterior changes are proposed to the building or site, a geotechnical analysis would be required. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes a changes of use to an existing commercial building in excess of 4,000 square feet with more than 20 parking spaces. Site Plan Review: Site plan review is required for all development in the CA zone. The proposed tenant improvement would be located entirely within the existing building and would not qualify as new development; therefore the proposal would not be subject to Site Plan Review. Permit Requirements: The proposed project would require Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 6-8 weeks. The application fee would total $1,890 ($1,800 SEPA Review + $90 technology fee = $1,890), all fees are subject to change. Any modifications requested would require an additional $250 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. 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. Public Notice: Stand alone Environmental Review applications do not require a public information sign. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach Ideal Option T.I. Preapplication Meeting June 15, 2023 signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • A Fire Mitigation fee would not be required as no new building square footage is proposed. • A Transportation Mitigation Fee would not be required as no new building square footage is proposed. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment.