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HomeMy WebLinkAboutPRE-APP_Meeting SummaryDEPARTMENT 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 Renton Light Industrial - 234 SW 16th St 234 SW 16th St, Renton, WA 98055 PRE 24-000145 June 6, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 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 to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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: May 21, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Renton Industrial Building 1. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required, one within 150-feet and two within 300-feet of the building. A fire hydrant is required within 50- feet of the fire department connections. Large water mains in this area appear adequate for the required fire flow. 2. Fire department apparatus access roadways are acceptable from the existing city streets. 3. Approved fire sprinkler system and fire alarm system will be required. Separate plans and permits are required by the fire department for the installation of the fire suppression system. Exterior access will be required to the fire sprinkler riser room. 4. Fire impact fees are applicable at the rate of $0.05 per square foot for industrial uses. This fee is charged at the time of building permit issuance. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 06, 2024 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Renton Light Industrial 234 SW 16th St, Renton, WA PRE24-000145 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 # 3340403645 & 3340403635. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. The approximate static water pressure is 76 psi at elevation of 20 feet. 2. The project site is located outside the City’s Wellhead Protection Area zones. 3. There is an existing 12-inch Cast Iron water main located in Maple Ave SW that can deliver a maximum flow capacity of 5,000 gallons per minute (GPM) (Record Dwg: W-010401). 4. There is an existing 12-inch Ductile Iron water main located in SW 16th St that can deliver a maximum flow capacity of 5,500 GPM (Record Dwg: W-199914 & W-199915). 5. There is an existing 1-inch domestic water meter serving the existing southern building located at the northeast landscaping area of intersection of Maple Ave SW and SW 16th St (Facility ID No. MTR-007508). o Applicant to confirm if there the existing building is equipped with an in-premise RPBA. If not equipped with one, a reduced-pressure backflow prevention assembly (RPBA) is required for water meter for retail, commercial, industrial water use. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm including the use of an automatic fire sprinkler system. The following Renton Light Industrial_PRE24-000145 Page 2 of 6 June 06, 2024 2 developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: a) Installation of a separate domestic water meter is required for the new building. Water meters 2” in size or less will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). b) Reduced-pressure backflow prevention assembly (RPBA) are required for all new and existing water meters serving the buildings. The RPBA shall be installed inside an above- ground heated enclosure per City standard plan no. 360.1. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is pre- approved by the City Plan Reviewer and City Water Utility Department. c) Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no 340.8, if applicable. d) Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the proposed new building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 350.3 & 370.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility, and exterior access will be required to the fire sprinkler riser room. e) Installation of off-site and on-site fire hydrants are required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. There are two existing fire hydrants located within the landscaping at the intersection of Maple Ave SW and SW 16th St to the southwest of the project site (Hydrant ID No. HYD-SW-00047 & HYD-SW-00162). Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already equipped with one. f) A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC) and 150 feet of the proposed building. 7. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2024 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch meter is $24,250.00 and a 2-inch meter is $38,800.00. b) 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 meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. Renton Light Industrial_PRE24-000145 Page 3 of 6 June 06, 2024 3 d) Fire sprinkler service fee is $648.00 per 1-inch service line, $3,238.00 per 1-1/2-inch service line, and $5,181.00 per 2-inch service line. e) Credit will be applied to the existing service if abandoned. f) Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. g) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11015107&dbid=1&repo=Cityof Renton. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ PVC gravity sewer main located on Maple Ave SW to the west of the project site (Record Dwg: S-179401). There is an existing 8’’ PVC gravity sewer main located in SW 16th St to the south of the project site (Record Dwg: S-19992C). 3. The southwestern building is currently serviced via a stub to the sewer main on SW 16th St. There are additional sewer stubs available located along the southern property line. 4. The applicant will need to show how they propose to serve the new building with sanitary sewer service. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the domestic water meters to serve the project. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. o The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. o SDC fees are payable at construction permit issuance. o The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. SURFACE WATER 1. There are existing 8-inch concrete stormwater main and associated catch basins located in Maple Ave SW (Record Dwg: R-179402). There are 21-inch stormwater main and associated catch basins located in SW 16th St (Record Dwg: R-19992C). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the project site falls within the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The site falls within the Black River drainage basin. Renton Light Industrial_PRE24-000145 Page 4 of 6 June 06, 2024 4 3. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 4. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 5. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s Street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. Critical areas that may affect surface water review, the project site is within seismic hazard areas. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton&cr=1. TRANSPOTATION Renton Light Industrial_PRE24-000145 Page 5 of 6 June 06, 2024 5 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a) SW 16th St – The existing right-of-way width in SW 16th St is approximately 75 feet. This street has been identified as a Collector Street. To meet the City’s complete street standards of RMC 4-6-060, a three (3) lane Collector Street requires a ROW width of 94 feet. The half street improvements shall include a pavement width of 41 feet (20.5 feet from centerline including a 5-foot bike lane), an 8-foot parking lane, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage improvements. Dedication of approximately 9.5 feet will be required. i. However, the City Transportation section has recommended that the existing curb location and pavement width on SW 16th St is acceptable. Therefore, the street improvements along the north side of SW 16th St behind the curb will includes: a 0.5’ curb, 8’ planter strip, and 8’ sidewalk. Dedication of approximately 3.5 feet will be required pending final survey. ii. A street modification request may be submitted by the developer with the land use application to provide the Transportation recommended street width and dedication instead of the code required width. The right of way dedication and the street section should be shown in the conceptual plan included with the land use application. b) Maple Ave SW – The existing right-of-way width of Maple Ave SW is approximately 60 feet. This section of Maple Ave SW is classified as a Commercial-Mixed Use & Industrial Access Street. To meet the City’s complete street standards for Commercial-Mixed Use & Industrial Access streets with 2 lanes a minimum ROW width of 69 feet is required. Per RMC 4 -6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 36-foot paved road (18 feet each side including parking lane), a 0.5-foot curb, an 8-foot planting strip, a 6-foot sidewalk, 2-foot clear space at back of sidewalk, and street trees and storm drainage improvements. Dedication of approximately 4.5 feet will be required pending final survey. 2. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. Street lighting is required for a project that consists of more than 5,000 square feet of commercial space. See RMC 4-6-060 for street lighting requirements. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. A traffic impact analysis is required when 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. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. Renton Light Industrial_PRE24-000145 Page 6 of 6 June 06, 2024 6 a. Unless otherwise noted on the fee schedule, the 2024 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. 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. 2. 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. 3. 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2024 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 6, 2024 TO: Pre-Application File No. PRE24-000145 FROM: Jill Ding, Senior Planner SUBJECT: Renton Light Insdustrial - 234 SW 16th St – 234 SW 16th St, Renton, WA 98055 Parcel Nos. 3340403645 and 3340403635 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, Development Engineering 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 site is located at the northeast corner of the intersection of SW 16th St and Maple Ave SW at 234 SW 16th St (Parcel Nos. 3340403645 and 3340403635). The project proposal is to demolish four (4) existing metal sheds and construct an approximately 8,000 sq. ft. single-story multi-tenant building to be used for auto storage or light fabrication. An existing 3,330 sq. ft. building would remain. The proposed project would have a total of 17 surface parking stalls. The project site totals 0.68 acres (29,504 square feet) in area and is located within the Commercial Arterial (CA) zoning classification and Urban Design District D. Access is proposed via the existing driveway access off SW 16th St and Maple Ave SW. The City of Renton’s (COR) mapping system indicates that a high seismic hazard area is mapped on the project site. Current Use: The site is currently developed with an existing 3,330 sq. ft. building and several detached accessory structures. The existing detached accessory structures, totaling approximately 5,810 sq. ft., are proposed for removal. The existing 3,330 sq. ft. Holmberg Mechanical building located at the southwest corner of the site would remain. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Commercial Arterial (CA) zoning classification, in Urban Design District D, and the Employment Area Land Use Designation. 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 Renton Light Insdustrial - 234 SW 16th St Page 2 of 10 June 6, 2024 variety of retail sales, services, and other commercial activities along high-volume traffic corridors. General office is a permitted use in the CA zone. Vehicle storage and light manufacturing and fabrication is permitted in the CA zone subject to the approval of an Administrative Conditional Use Permit, provided: Specified use(s) are only allowed in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167, provided: a. Gambling facilities, vehicle and equipment rental, and communication broadcast and relay towers are prohibited within the area south of I-405 and north of SW 16th Street. b. The following uses are only allowed in the area south of I -405 and west of Rainier Avenue South/SR-167: i. Indoor or outdoor sports arenas, auditoriums, and exhibition halls; ii. Outdoor storage (existing and new) as a primary use (outdoor storage is allowed as an accessory use in all industrial zones); iii. Vehicle storage; and iv. Large vehicle sales. c. Bulk storage shall be subject to the special permits provisions of RMC 4-9-220. Bulk storage is only allowed at least one hundred feet (100') from any residential zoning. designations. Bulk storage shall be consistent with the provisions of RMC 4-4-110, Storage, Bulk. d. Medical institutions shall be subject to the provisions for Urban Design District ‘D’ pursuant to RMC 4-3-100, Urban Design Regulations. 2. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and District ‘D’ overlay area subject to “RMC 4-3-100, Urban Design Regulations” effective at the time of complete application. Minimum Lot Size, Width and Depth – For lots created after November 10, 2004 the minimum lot size is 5,000 square feet. There are no minimum requirements for lot width or depth. No new subdivision is proposed, the existing lots total 14,444 sq. ft. and 15,060 sq. ft. which would exceed the minimum lot size requirement. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. Renton Light Insdustrial - 234 SW 16th St Page 3 of 10 June 6, 2024 Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential. 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. The proposed building would be setback twenty feet (20’) from SW 16th St and would comply with the maximum secondary front yard setbacks. The proposed building would be built over the existing property line, a Lot Combination would be required to combine the two parcels. Building Height – The maximum building height is 50 ft., except 70 ft. for vertical mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. No building elevations were included with the submitted pre-application materials, compliance with the maximum height requirements would occur at the time of formal land use review. Lot Impervious Surface Coverage – The CA zone allows a maximum lot coverage for buildings of 65 percent or 75 percent if parking is provided within a building or within an on-site parking garage. The building coverage appears to meet the 65 percent maximum. The building lot coverage requirements would be verified at the time of formal land use review. 3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. The land use application will need to include elevations and details for the proposed methods of screening. 4. Refuse and Recycling Areas: 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. 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. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Architectural design of the enclosure shall be consistent with the design of the primary building. Full compliance with the refuse and recycling standards (general and Urban Design) will be reviewed with the land use application. 5. 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. Renton Light Insdustrial - 234 SW 16th St Page 4 of 10 June 6, 2024 Street Frontage Landscaping – Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, 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. Internal Lot Landscaping – Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Perimeter landscaping may not substitute for interior landscaping. Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping. Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 6. Significant Tree Retention: 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 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 Renton Light Insdustrial - 234 SW 16th St Page 5 of 10 June 6, 2024 TREE SIZE TREE CREDITS 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. 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. A formal tree retention/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall is eight feet (8’). Within the front yard and secondary front yard it shall not Renton Light Insdustrial - 234 SW 16th St Page 6 of 10 June 6, 2024 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. 8. Parking: The following parking requirements apply to vehicle storage and light manufacturing uses: Use Ratio Number of Spaces Required Manufacturing and fabrication, laboratories, and assembly and/or packaging operations: 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). Unknown, square footages for specific uses was not included with the submitted materials. Warehouses and indoor storage buildings: A minimum and maximum of 1.0 per 1,500 square feet of net floor area. Unknown, square footages for specific uses was not included with the submitted materials. Offices, general: 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. 1,650 SF (650 SF + 1,000 SF). Min: 3 spaces Max: 7 spaces Compliance with the parking regulations would be verified at the time of formal land use application. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls is based on the total number of spaces provided. All non-residential development that exceeds 4,000 gross square feet in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number Renton Light Insdustrial - 234 SW 16th St Page 7 of 10 June 6, 2024 of bicycle parking spaces required would be based on 10% of the required number of off- street vehicle parking stalls. Compliance with the bicycle parking requirements would be verified at the time of formal land use application. 9. Access: Access is proposed via the existing driveways off SW 16th St and Maple Ave SW. 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 comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. 10. Driveways: 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. Joint use driveways reduce the number of curb cuts along individual streets and thereby improve safety and reduce congestion while providing for additional on-street parking opportunities. Joint use driveways should be encouraged when feasible and appropriate, particularly when there is existing underutilized parking proximate to a subject site. 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. The applicant is proposing to utilize the existing curb cuts off SW 16th St and Maple Ave SW. Compliance with driveway standards will be reviewed with the land use application. 11. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Renton Light Insdustrial - 234 SW 16th St Page 8 of 10 June 6, 2024 • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). • Parking shall be located so that no surface parking is located between the building and the front property line and/or the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building facade and no greater than 150-feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • Any façade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass and cast-in-place concrete. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. 12. Critical Areas: According to COR Maps, a high seismic hazard area is mapped on site. The applicant would be required to provide a geotechnical report demonstrating the proposal would not increase the threat of the geological hazard to adjacent or abutting properties Renton Light Insdustrial - 234 SW 16th St Page 9 of 10 June 6, 2024 beyond pre-development conditions; the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 13. Environmental Review: The construction of a new 4,000 sq. ft. or larger commercial building is subject to Environmental (SEPA) Review in accordance with the State Environmental Policy Act WAC 197-11-800. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. 14. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. 15. Conditional Use Permit: The proposed vehicle storage use would be required to comply with the following criteria: a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. e. Parking: Adequate parking is, or will be made, available. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Renton Light Insdustrial - 234 SW 16th St Page 10 of 10 June 6, 2024 16. Permit Requirements: The proposed project would require Administrative Site Plan Review, an Administrative Conditional Use Permit, a Lot Combination, and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of eight (8) weeks. The 2024 application fees are as follows: Administrative Site Plan Review is $3,030, Administrative Conditional Use Permit is $1,800, Lot Combination is $570 and SEPA Review (Environmental Checklist) is $1,800. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 17. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 18. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 19. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2024 impact fees are as follows: • A Fire impact fee is currently assessed at $0.05 per square foot of light industrial use; and • A transportation impact fee for a general light industrial use is currently assessed at $10.68 per square foot or $8,031.94 per net new pm peak hour person vehicle trip; The city’s 2023-2024 fee schedule is available for your review on the City’s website. 20. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 21. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.