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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_20230112_V1.pdf1 PRE-APPLICATION MEETING FOR Tesla Center PRE22-000423 CITY OF RENTON Department of Community & Economic Development Planning Division January 12, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: December 23, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Tesla Maintenance 1. The fire flow is unchanged from the existing building. No new fire hydrants are required. 2. Fire impact fees are applicable however both uses are in the same fee category, so they cancel each other out, so to speak. 3. Fire sprinkler and fire alarm systems shall be updated and/or maintained or completely replaced. Separate plans and permits are required to be submitted to the fire department for review and permitting for all systems. The existing fire sprinkler system will need to be evaluated by a Washington State fire protection engineer to confirm adequate coverage is provided for the new proposed use. Chances are high that the existing fire sprinkler system will not protect the proposed use and may need to be completely replaced. The existing use was of low to moderate hazard protection only as a metal fabrication facility. The existing system most likely will not be able to protect piled storage/storage racking over 12-feet high or high hazards such as vehicle tire storage. Upgrades would need to take place to store these types of higher hazard commodities. The change of use will trigger fire alarm system requirements throughout the entire facility to meet current city ordinances. Fire alarm system shall be fully addressable and full smoke detection coverage is required. Again, the existing facility fire alarm system is of minor coverage and shall require substantial upgrades to meet the proposed new use. 4. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT 3 M E M O R A N D U M DATE: January 5, 2023 TO: Jonathan Chavez, Development Engineering FROM: Alex Morganroth, Planning SUBJECT: Tesla Service Center 600 SW 10th Street PRE22-000412 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 2146000050. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196- pressure zone. Existing Water Mains: • There is an existing 12-inch water main that runs through the parking lot, from the north, jogs east, then south along the east property line. Please refer to city water project plans no. W-0424. Existing Water Services: • There is an existing 1.5-inch domestic water meter, south of the building (MTR-020323). o The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have a 1.5-inch RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. • There is an existing 1.5-inch irrigation water meter, south of the building (MTR-020322). • There is an existing 8-inch fire service meter, south of the building (MTR-020325). o The existing backflow prevention device for the fire sprinkler system must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have an 8” DCDA (Double Check Detector Assembly). Per the City of Renton standard plan number 360.2, the DCDA must be installed outside the building in a vault. It may also be installed inside the building at a location pre- approved by the water utility Cross Connection Specialist. a. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430-7207 to verify that your building is equipped with an approved DCDA, or for any questions regarding these requirements. 4 1. The existing hydrant is located in the proposed parking stalls. We are fine with continued protection of the hydrant using bollards along with the elimination of parking stalls in that location. We are also fine with a relocation of the hydrant to the adjacent proposed planting strip. 2. There are two 12” water valves in the proposed parking stalls. We are fine with stalls located over the valves provided that a valve marker per COR Std. Plan 330.1 is installed in the planting strip adjacent to the valve locations. 3. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch diameter sewer main (see City plan no. S-0091) located in SW 10th Street. 3. Existing side sewers: a. Southwest of the building: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=2207148&dbid=0&repo=CityofRenton &searchid=775ef427-9d13-49bc-9a9d-467938fc6567 4. As the existing water services will be reused, no water system development charges are applicable. SURFACE WATER 1. Surface Water improvements, for the surface parking lot project, are being designed and installed as part of permit number C22002453. Any additional new plus replaced impervious surface area shall be incorporated into the present design and flow control facility sizing. 2. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 3. The site contains high seismic hazard areas. The site topography is generally flat. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance 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 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. 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 RSWDM that is current at the time of civil construction permit application. 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. 7. 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 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured 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 5 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. 10. Erosion control measures to meet the City requirements shall be provided. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 12. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. Fees that are current will be charged at the time of permit issuance. TRANSPORTATION 1. This project fronts SW 10th Street along the south property line. SW 10th Street is a commercial access road with an existing Right-of-Way (ROW) width of 60-feet. To meet complete street standards, the following code required improvements must be installed by this project: a pavement width of 47-feet (23.5-feet from center), a .5-foot curb, an 8-foot planter, a 6-foot sidewalk, 2-feet of clear space behind the sidewalk, street trees and storm drain improvements. a. The Transportation Division has no plans to widen this section of SW 10th Street currently. The City would support a modification application to maintain the existing pavement width on SW 10th Street, with the following improvements included in the project: a new .5-foot curb, 8-foot planter, and 6-foot sidewalk. Street trees and storm drains shall be included with these improvements. Dedication to back of sidewalk will be required. 2. This project from Seneca Ave SW along the north property line. Seneca Ave SW is a commercial access road with an existing Right-of-Way (ROW) width of 60-feet. To meet complete street standards, the following code required improvements must be installed by this project: a pavement width of 47-feet (23.5-feet from center), a .5-foot curb, an 8-foot planter, a 6-foot sidewalk, 2-feet of clear space behind the sidewalk, street trees and storm drain improvements. a. The Transportation Division has no plans to widen this section of Seneca Ave SW currently. The City would support a modification application to retain the existing pavement width on Seneca Ave SW, with the following improvements included in the project: a new .5-foot curb, 8-foot planter, and 6- foot sidewalk. Street trees and storm drains shall be included with these improvements. Dedication to back of sidewalk will be required. 3. ADA access ramps shall be installed at all street crossings, if applicable. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.4. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. Driveways shall not be closer than 5-feet to any property line. 5. Lighting plans and photometrics are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Street lighting and street trees are required to meet current city standards. 6. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. The transportation impact fee is based on the type of land use. Transportation impact fees are subject to change based on the year the building permit is applied for. For latest transportation impact fees, please see the City’s 2023 Impact Fee Schedule. GENERAL COMMENTS 6 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 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. 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 12, 2023 TO: Pre-Application File No. 22-000412 FROM: Alex Morganroth, Senior Planner SUBJECT: Tesla Center 600 SW 10th St (APN 2146000050) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The applicant, Tesla, is proposing to operate an auto-dealership with associated service and repair component within an existing industrial building located at 600 SW 10th St (APN 2146000050). The 4.38 acre site has a zoning designation of Medium Industrial (IM). The property has a designation of “Employment Area” in the Comprehensive Plan Land Use Designation. According to the applicant, the Tesla Center would include a showroom and sales area, a service area with 64 work bays, a customer lounge, and office space within the existing 114,531 sq. ft. tilt-up concrete structure. The work proposed is primarily interior in nature, but also includes façade improvements. The building was previously occupied by Ryerson, a metal supplier, with warehousing and office space through the third quarter of 2022 and is currently vacant. A parking lot project receive site plan approval in 2021 and included the construction of an asphalt surface parking lot north of the existing building (LUA21-000273). The applicant for the parking lot project, the property owner, submitted a construction permit application (C22002453) in May of 2022 but has not received approval due to corrections the applicant is required to make based on staff review. Based on the applicant’s submittal, it is unclear whether the parking lot project would be completed by the original applicant or if Tesla would complete the work. Access to the site would remain via the three (3) existing curb cuts on SW 10th St. Access to the north onto to Seneca Ave SW would remain gated and provide emergency access only. According to COR Maps, a High Seismic Hazard is mapped on the project site. No trees are proposed for removal. No new impervious surface is proposed. Current Use: The site is developed with an existing industrial building previously occupied by a metal supplier, as well as the associated surface parking. The site is currently unoccupied. Comprehensive Plan/Zoning: The property has a Comprehensive Plan land use designation of Employment Area (EA) and is zoned Industrial – Medium (IM). The IM zoning designation is primarily intended to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. The proposed Tesla Center includes the uses ‘Small Vehicle Sales’ and ‘Vehicle Service and Repair’. Both uses are permitted in the IM zone, however the ‘Vehicle Service and Repair’ use is subject to the following condition per RMC 4-2-080.A.2: All operations shall be conducted entirely within an enclosed structure. 8 a. Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request. b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. While the applicant noted in the narrative that no new vehicles would stored on the site long-term, note that ‘Vehicle Storage’ is not a permitted use in the IM zone when located north of I-405. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application. Minimum Lot Size, Width, Depth – None Lot Coverage – There is no maximum lot coverage for buildings in the IM zone. Building Height – There is no maximum building height in the IM zone. However, there are airport related height and use restrictions and in no case shall building height exceed the maximum allowed by RMC 4-3-020. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the IM zone for the subject property are 15-feet minimum front yard. No side yard or rear yard setbacks are required. The existing improvements appear to meet the above referenced bulk and dimensional standards. Screening – Screening must be provided for all new or replaced roof top utility and mechanical equipment. Shielding shall consist of the following: roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, non- reflective barriers or enclosures. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. In addition, as noted above under use condition, vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots. Screening shall include the following: fencing, berming, enclosing walls and landscaping, as determined by the Administrator, sufficient to achieve substantial visual and acoustical screening, shall be provided to screen adjacent and abutting properties, public rights-of-way and limited rights-of-way Refuse and Recycling Areas – Refuse and recycling areas shall meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For “other nonresidential” developments a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Outdoor refuse and recyclables deposit areas and collection points shall not be located within any required setback or landscape areas. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 at the time of application. Fences or 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 wall taller than four feet (4') requires a building permit. Fences up to eight (8’) feet in height are permitted in any setback in the IM zone. A fence taller than six feet (6') 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement 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 9 4-4-040) for additional information about fences and retaining walls. No new fences or retaining walls were shown on the submitted materials. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways and shall contain trees, shrubs, and landscaping. 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 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; 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. Surface parking lots are subject to the landscape regulations in RMC 4-4-070. Perimeter Landscaping: All parking lots shall have perimeter landscaping at least ten feet (10’) in width as measured from the street/alley ROW. The landscape strip shall meet the following standards: a. Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one- half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. (Ord. 5828, 12-12-2016) b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings. A parking lot with 100 stall or more shall provide 35 sf/parking space. a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Optional Landscape Layouts 10 Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. No expansion of the structure is proposed. If the remodel of the structure requires improvements equal to or greater than 50 percent (50%) of the assessed property value, then landscaping standards will be required to be met. Landscaping shall meet all applicable requirements of RMC 4-4-070, “Landscaping”. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 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, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 11 TREE SIZE TREE CREDITS 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 retent ion 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 plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 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.” The use ‘Small vehicle repair’ requires a minimum of 2.5 spaces per 1,000 square feet of net floor area. The use ‘Small vehicle sales’ requires a minimum of 1 space per 5,000 square feet of net floor area. The sales area is not a parking lot and does not have to comply with dimensional requirements, landscaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as: • A minimum 5-foot perimeter landscaping area is provided; • They are not displayed in required landscape areas; and • Adequate fire access is provided per Fire Department approval. 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 sq. ft. 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. 12 Access: Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165-feet of street frontage serving any one property or among properties under unified ownership or control; for each 165-feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. The three (3) existing driveways appear to comply with the driveway regulations. 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: A High Seismic Hazard is mapped on the project 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. Site Plan Approval: Per RMC 4-9-200, Hearing Examiner Site Plan Review is required for any development (interior or exterior) involving greater than 100,000 sq. ft. of gross floor area (nonresidential) in the Employment Area Comprehensive Plan land use designation. 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 4-9-200E.3. Environmental Review: The proposal includes a change of use (heavy manufacturing → small vehicle sales and small vehicle repair) over 4,000 sq. ft., therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2023 application fee for the Hearing Examiner Site Plan Review is $4,270.00. The 2023 application fee for the Environmental (SEPA) Review is $1,800.00. Any modification requests to code standards are $230.00 per modification. 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 new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. In addition to the required land use permits, a separate construction permit would be required (if applicable). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Public Information Sign - Public Information Signs are required for all Type II and Type III Land Use Permits (Site Plan Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. The City of Renton Fee Schedule is available on the City of Renton website for your review. 13 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 submit the prescreen materials. Expiration and Extensions: Once the Site Plan and Environmental Review applications have 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. A single two-year extension may be granted. It is the responsibility of the owner to monitor the expiration date.