HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_180216_v1PREAPPLICATION MEETING FOR
RHA Sunset Facilities Center and
RHA Sunset Multi-Service and Career Development Center
2902 NE 12th Street
PRE17-000250 & PRE17-000260
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 1, 2017
Contact Information:
Planner: Matthew Herrera, 425.430.6593
Public Works Plan Reviewer: Ian Fitz-James, 425.430.7288
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
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).
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:May 19, 2017
TO:Matt Herrera, Senior Planner
FROM:Corey Thomas, Plans Review Inspector
SUBJECT:Sunset Service Center
1. Installation of storage racks usually requires building permits. Depending
on the square footage and height, it may require an annual permit and
require an approved fire alarm system.
2. Approved fire sprinkler and fire alarm systems may be required throughout
the building. If fire alarm system is replaced it shall be required to be fully
addressable and full detection is required. Separate plans and permits
required by the fire department.
K:\Preapps\2017\PRE17000250_RHA Sunset Facilities Service Center\02.Review Comments\17-0601 PRE17- 000250 and
000260 Civil Pre-App Comments.docx
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 1, 2017
TO: Matt Herrera, Senior Planner
FROM: Ian Fitz-James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for RHA Sunset Facilities Service
Center and Sunset Multi-Service and Career Development Center
PRE 17-000250 and PRE 17-000260
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 of both applications for tenant improvements to the existing old
Highlands Library building located at 2902 NE 12th Street. Proposed tenant improvements include
internal building improvements (new walls, carpet, and paint), a new fire alarm system, and possible
new lighting fixtures, plumbing fixtures, and a fire sprinkler system.
WATER COMMENTS
1. Water service is provided by the City of Renton. It is in the Highlands service area in the 565’
hydraulic pressure zone. The approximate static water pressure is 91 psi at a ground elevation
of 354’.
2. There is an existing 8” cast iron water main in NE 12th Street that can deliver 2,500 gallons per
minute (gpm). Reference Project File WTR2701878 in COR Maps for record drawings.
The existing building is served by an existing 1 –1/2” domestic water service and 1 –1/2”
irrigation water service.
There is an existing fire hydrant (COR Facility ID HYD-NE-00475) located across the street from
the site at the southwest corner of the intersection of NE 12th Street and Harrington Place NE.
RHA Sunset Facilities Service Center and Sunset Multi-Service and Career Development Center – PRE17-000250 and PRE17-000260
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June 1, 2017
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000260 Civil Pre-App Comments.docx
3. A reduced pressure backflow assembly in an above ground heated enclosure per COR Standard
Plan 350.2 is required directly behind the domestic water meter to bring the domestic water
service up to current codes if one does not currently exist. If there is not a suitable location for
the RPBA installation outside of the building, it can be located inside the building in a room that
can provide drainage from the relief valve on the assembly. Please coordinate with the City plan
reviewer with where you propose to locate the assembly in the building. A plumbing permit will
be required for installation of the RPBA if a construction permit is not required.
4. If a fire sprinkler system is proposed or required, a fire sprinkler stub with a double detector
check valve assembly (DDCVA) in an exterior underground vault within private property per COR
Standard Plan 360.2 shall be installed. The DDCVA may be installed in the building if it meets
the conditions as shown on COR Standard Plan 360.5 for the installation of DDCVA inside a
building. The location of the DDCVA inside the building shall be approved by the City Plan
Reviewer and Water Utility Department. The fire department connection (FDC) shall be within
50’ of a fire hydrant or in a location approved by the Renton Regional Fire Authority. A post
indicator valve (PIV) per City standards is required on the fire line. The fire sprinkler stub and
appurtenance shall be sized by a registered fire sprinkler designer / contractor. A new fire
hydrant installation may be required. Installation of a fire sprinkler stub requires a construction
permit.
5. If the existing irrigation service will remain, a double check valve assembly (DCVA) on private
property is required behind the meter per COR Standard Plan 340.8 if one does not already
exist. If the irrigation service will be abandoned it should be capped at the main in accordance
with City standards.
6. No water system development charges are applicable as neither proposal is proposing to add a
new water service or increase the size of the existing water meter. SDCs for fire sprinkler use
will be collected at the time of construction permit issuance if a fire sprinkler system is
proposed. Below is a list of various fire SDCs that may be applicable to this application. Please
see the 2017 Development Fees Document on the City’s website for a complete list of fees.
a. The 2017 SDC for a 4” fire service is $11,236.00.
b. The 2017 SDC for a 6” fire service is $22,476.00.
SEWER COMMENTS
1. No impact to sewer as currently presented.
STORM DRAINAGE COMMENTS
1. No impact to storm drainage as currently presented.
TRANSPORTATION/STREET COMMENTS
1. Transportation impact fees may be assessed for the proposed change in use. The current use of
the building is a library. The proposed use of the building after the tenant improvements is
materials storage or a social services building. Transportation impact fees are published in the
RHA Sunset Facilities Service Center and Sunset Multi-Service and Career Development Center – PRE17-000250 and PRE17-000260
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June 1, 2017
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000260 Civil Pre-App Comments.docx
City’s Development Fees document. The City does not have established fees for either the
existing or proposed use.
The applicant should generate a traffic impact fee by performing a Trip Cost Analysis as defined
and permitted by RMC 4-1-190.H. The impact fee should account for the proposed use and a
credit for the existing library use. If the calculated fee results in a negative number, the fee will
be waived and no refund will be given. The City will evaluate the analysis and proposed fee at
the time of building permit review. The calculated transportation impact fee is due at the time
of building permit issuance.
2. A Traffic Impact Analysis per City of Renton standards will be required if the new use generates
new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 –
6:00) peak periods. To determine if the project will require a traffic impact analysis, please
prepare a trip generation report based on the project use and trip generation data from the 9th
edition of the Trip Generation Manual published by the Institute of Transportation Engineers
(ITE). Please include the trip generation report with the building permit submittal.
3. 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. The fees listed are for 2017. The fees that are current at the time of the respective permit
issuance will be levied. Please see the City of Renton website for the current fee schedule.
2. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must be
underground. The construction of franchise utilities must be inspected and approved by the City
of Renton franchise inspector.
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
5. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of
Washington.
6. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the
City to schedule a construction permit intake meeting.
7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for
more information.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 1, 2017
TO:Pre-Application File Nos. 17-000250 & 17-000260
FROM:Matthew Herrera, Senior Planner
SUBJECT:RHA Sunset Facilities Center
RHA Sunset Multi-Service and Career Development Center
2902 NE 12th Street
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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property is located 2902 NE 12th Street (APN 722780-2040). The
site is the former Renton Highlands Library. The project site is 1.4 acres and is located within the
Residential-14 (R-14) zoning classification. The site contains the existing 6,140sf vacant library
building, 26 surface parking spaces, pedestrian walkways, and landscaping. The City’s COR
mapping system indicates the site is located in a Wellhead Protection Area Zone 2. The Renton
Housing Authority (RHA) has proposed two (2) potential uses for the site, a Multi-Service and
Career Center or a Facilities Center.
The Multi-Service and Career Center would be managed by Neighborhood House and utilize the
existing building with no exterior improvements and limited interior improvements consisting of
new paint, patching gaps in existing carpet, partition walls, new door hardware and updating
existing fire alarm. The Center would provide job training, ESL classes, HEAD START programs,
and potentially a food bank.
The RHA Facilities Center would utilize the existing building to house RHA’s inventory, tools, and
materials. Like the previous proposal, limited improvements are proposed. Tenant
improvements such as racking systems, partition walls, new door hardware, light fixtures, and
plumbing updates would be the extent of the project.
RHA Sunset Facilities Service Center
RHA Sunset Multi-Service and Career Development Center
June 1, 2017
Current Use: The subject property is the site of the former Renton Highlands Library. The
building is currently vacant.
Zoning: The subject property is located within the Residenital-14 (R-14) zoning classification.
Service and Social Organizations may be permitted in the R-14 zone with a Hearing Examiner’s
Conditional Use Permit. Be advised the property also contains an underlying use restriction on
the original Renton Highlands No. 2 Subdivision that identifies the site as a “Public Use Area.”
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” effective at the time of complete application
(noted as “R-14 standards” herein) and any special requirements/limitations of the Sunset Area
Community Planned Action Ordinance.
Minimum Lot Size, Width and Depth –The minimum lot size requirement is 3,000 square feet.
Minimum lot width and depth is 30-feet and 60-feet, respectively. The existing lot meets these
dimensional requirements.
Lot Coverage – The maximum building coverage is 65-percent and maximum impervious surface
area is 80-percent. The existing conditions on the lot appear to meet these coverage
limitations. The land use application will be required to contain these calculations.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement or tract. The following setbacks apply: Minimum
Front Yard – 15ft.; Minimum Rear Yard – 10ft.; and Minimum Side Yard 4ft. The existing
improvements appear to meet minimum setback requirements.
Refuse and Recycling Areas – Refuse and recycling areas shall meet the requirements of RMC 4-
4-090, “Refuse and Recyclables Standards” please refer to these standards in their entirety.
Refuse and recycling collection areas must be fenced or screened. A six foot (6') wall or fence
shall enclose any outdoor refuse or recyclables deposit area. For this particular site with 6,160sf
of gross floor area, a total minimum of 100 square feet shall be provided for recycling and
refuse deposit areas. Compliance with these standards will need to be shown in the land use
application.
Landscaping: The scope of work for the existing site does not appear to trigger any of the
applicability requirements of RMC 4-4-070. However, the Conditional Use Permit approval
criteria does contain a landscaping component. Additional landscaping may be required to
screen parking or provide an appropriate buffer to surrounding residential uses. A conceptual
landscape plan shall be submitted at the time of land use application.
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 inventory, tree retention plan, arborist
report, 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 20% of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. 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.
RHA Sunset Facilities Service Center
RHA Sunset Multi-Service and Career Development Center
June 1, 2017
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 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 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.
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. A formal tree retention plan would be
reviewed at the time of land use application.
Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this
project, the location must be designated on the landscape plan. A fence and/or wall detail
should also be included on the plan as well. Please refer to RMC 4-4-040 for fence and retaining
wall requirements.
Parking: The existing site contains 26 parking spaces. Current parking regulations would apply
to the site if there is a change in use that requires more parking than the previous use per RMC
4-4-080B1.b.iv. The former library use was considered a Cultural Facilities use by the land use
parking space chart RMC 4-4-080F.10.d. and required 40 spaces per 1,000 square feet. The
proposed uses are not identified in the parking space chart, but it is unlikely they would require
40 spaces per 1,000 square feet or approximately 240 spaces. While the proposed uses would
likely not generate the need for 240 parking spaces, the Conditional Use Permit contains
approval criteria that includes a parking component that adequate parking is, or will be made
available. The applicant would be required to provide evidence that the existing parking is
adequate or provide additional parking capacity. Staff recommends the applicant provide a
parking generation report prepared by a qualified professional that identifies the appropriate
number of spaces for the proposed uses.
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. Current access is provided via two driveways (one-way and
one-way out) along the subject property’s 179-foot frontage on NE 12th. Driveways are set back
5-feet or more and make up less than 40-percent of the frontage, however the site does not
contain the 330-feet of frontage to be eligible for two (2) driveways. The access requirements
are a component of the Parking, Loading and Driveway Regulations, which may not be
applicable per the parking comments above. However, the applicant will be required to meet
the Conditional Use Permit criteria related to Traffic: The use shall ensure safe movement for
vehicles and pedestrians and shall mitigate potential effects on the surrounding area.
Critical Areas: The site is located in a Wellhead Protection Area Zone 2 and contains potential
erosion hazards and regulated slopes. A fill source statement will be required for any offsite soils
brought to the site.
RHA Sunset Facilities Service Center
RHA Sunset Multi-Service and Career Development Center
June 1, 2017
Environmental Review: The subject property is within the Sunset Area Planned Action. When a
project is proposed within a planned action area, the environmental review consists of verifying
that the proposal meets the requirements of the planned action ordinance. An environmental
checklist must be completed and submitted with the application to verify compliance with the
EIS. No other environmental action is required if the proposal is compliant with the planned
action. If the proposal exceeds the development thresholds or alters the assumption and
analysis specified in the planned action ordinance, further environmental review may be
required.
Land Use Permit Requirements: Either proposal would be required to obtain Hearing Examiner
Conditional Use Permit approval as they are Service and Social Organization uses located in the
R-14 zone. The application can be reviewed in an estimated time frame of 12 weeks once a
complete application is accepted. The 2017 Hearing Examiner Conditional Use Permit
application fee is $3,000.00 plus a 3% technology fee for a total of $3090.00. Any modifications
will incur an additional $250.00 review fee per modification plus 3% tech fee. Please note the
technology fee is expected to increase this year. The City has now implemented electronic plan
review and no longer accepts paper submittals. All submittals shall meet Electronic File
Standards, which can be found on the City’s website.
The applicant will be expected to provide responses and evidence that the proposal meet each
of the following Conditional Use Permit criteria set forth in RMC 4-9-030D:
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.
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.
Effect on Adjacent Properties: The proposed use at the proposed location shall not result in
substantial or undue adverse effects on adjacent property.
Compatibility: The proposed use shall be compatible with the scale and character of the
neighborhood.
Parking: Adequate parking is, or will be made, available.
Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate
potential effects on the surrounding area.
Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall
be evaluated and mitigated.
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.
Detailed information regarding the land use application submittal is provided on the City’s
website. Type “Land use forms” in the search bar to view handouts and submittal checklists.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
RHA Sunset Facilities Service Center
RHA Sunset Multi-Service and Career Development Center
June 1, 2017
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the accompanied public information sign
handout. The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have application materials pre-screened at the 6th floor front counter prior to
submitting the complete application package. Please contact Matthew Herrera, Senior Planner
at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment.
Expiration: Conditional Use Permit approval is valid for two years with a possible two-year
extension granted for good cause.
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Former Highlands Library
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
6/1/2017
Legend
64032
THIS MAP IS NOT TO BE USED FOR NAVIGATION
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