HomeMy WebLinkAboutPRE_Pre-Application Notes_170727PREAPPEI-LATIO19 MEETINu FOR � I -`'T a
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601 Monster Ra sW ; NV-pK (N
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PKE 17-000418
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Department Fut Gu manity & Etunumk uevelupment
P1�6 g Division
July 27, 2017
Contact Information:
Planner: Al Ding, 4z5.43U.65y8
PuSlic worn, Plan Reviewer: RoRini lair, 4z5.4jU./zA
Fire Prevention Reviewer: Corey i hot i iaz, 4Z5.43U. /UZ4
building Department Revievver: Craig Burnell, 4Z5.43U./ZyU
Please retain tfi113 pacRet tHioagfiout tfie cuur*e vt your project as a Cterence. iLon3ider
giving cupie., at it to any engineer*, arc,nitects, and contractors wFio work on tfie
projeUt. You will need to 3uDmit a copy of tRls pacREt vRen you apply toU lana 'use
and/or environmental permits.
Pre-m.c.reening: wHen you Have tfie Niaject application ready tar buDm;ttal, Call and
bcfieaula an appointment witfitfie project manager to fiave ;t pre-zxreened Beture
maRing all at the rNFwirea c.apies.
TFie pre -application meeting im. intormal an!] w3ii-Binding. Tfie comments provided on
the propubal are Based on tfie codea. and policies in etteet at tfie time at review. Tfie
applicant 6 cautioned tfiat tfie development regolation3 are regularly amenaea and the
propu�al wili Be formally reviewed ander the , eguiation* in ettCct at tRE time tit project
'Zosellittal. l fie intvl mation colltainea in tfim su,itma� y 63 sol ject to moaitication ai,a/ur
c.wncorrenc.z By UTLCial 'decision-maRers le.g., Mewing EAamheer, Planning Dir=ctor,
DevEmpment Services DhEctur, Department Vt C-UmMiAty K tLLIILmic Development
Administrator, PuBlic works Administrator and pity council}.
FIRE & EMERGENCY SERVICES DEPARTMENT t-ity o,
T..► ��� t� 01.
M E M O R A N D U M
DATE: July 19, 2017
10: fill Ding, Senior Planner
FROM: Cary Cappelleui_ Plans Review InSpet-Aur
SUBJECT: 601 Munzter Ruud SW ,q
I . I He pmllmiliary.ffre- UU M. A minirrlalII of ti to
Myarnw ark re faired. in 15u-teet and others w;th;n 30u-teet
of tMe Building. Ryarants are requirea witRin 50-Teet or all Tire
department connections for standpipes and sprinkler systems. m
looped water main 6 required tat all 'balildinys with fire flows
a,tcueding 2.500 gpm Rydlant SNacing an looped mains is regnird to
DIV 3U0Met VTI {cuj3tur. I Mam am private IIyarant5 on the property. A
compreRensive analysis or tMe water system shall Be made and report
submitted by a state licensed fire protection engineer. In lieu of tRis
analysis: a public water system shall be extended to the site of this
new 6aildiny witF adequate The tluw and Tire hydrant protection as
reyaired By tM-W Rariton Regional Fir AatFie,;ty. I Frere are s,.ktiny
Plv's Mat appear to Be wnere tMe 6uil5ing will e..tena. I Mese "Al Se
required to be relocated. Any water mains cannot be run unser tMe
5uild'Ing.
Z. Fire impact tees ars applicable Tor the addition Is at the rate at $ 0.12
per a4aare Tout Tor vvaraucau and $U.zi Tor otth.e areas. Lzadit i5
given Tor tMe areas tnat are aemolisMea. I Mis Tee -is paid at time v -t
building permit issuance.
3. Approved fir sprinkler and fire alarm systems are required
throughout tFie 6ailainy. Direct outside access is requ;rd to the tire
spril'i ler riser IVoma. I ne Plv, t -13C; a„d the Yvater main piping
cannot Be run under the ouilaing. Fire alarm systems are re4airud to
be fully addressable and full detection is required. The fire alarm
requirement is tar the entire building both the new and the existiny
arras. Separate plans and permits required by the tire deparftment.
4. Fire aepa+rtment apparata-a acceza I VIya are required. CCI. Ruatlways
sMall pe moained to meet or exceed tMe Tire code minimum in aria
around the proposed new building. Fire lanes are required to meet
.ret width with 25 -foot inside and 45 -feet outside taming radial.
Rc;advvays sFiall scpport a minimum at a 3U -tun vehicle and 75-ps2l
point loaainy. Firs Fane signaya reyaired Tor onsite madvvays.
Builaing must comply with tie a a-qrai-
Coverage requirement per ICC Section 510 ano local amen ea
ordinance. —
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DH i E:
DEPARTMENT OF COMMUNITYit e
-
,RNCl ECMUMIC Dr
EvEPNIEN i D � r
t: (Din
M E M O R A N D U M
July a i0ii
0: All Cling, Cand Use Planning setTion
FROM: \V 4
Rohini Nair, Plan Review section
306,ECIN % �\ Qui Monster Road aw Preapp PREii-UUU4i$
601 Monster Road SW
NOTE: The applicam is cautioned Lhat information con►ained in this summary is preliminary and non-
bindins and may be sub;ect to modification and/or concurrence by official city decision -makers. Review
comments may also need to be revised based on site planning antl other Design changes requires By
City staff or made by the applicant.
I have completed a preliminary review for the above -referenced proposal located at 00.t Monster Road
SW. The followine comments are based on the pre -application submittal made to the City of Renton by
Ine appEcant.
WATER
he projeR is within the City's water service area in the 156 -hydraulic pressure -zone. ihesiEeisouEside
of the City's wellhead protection areas.
here is an existing is -inch water main in Monster Rd avv and a lc -inch water main in vakesdale Kve
SW that can deliver a maximum flowrate of 4,000 gpm. There is also an existing 12 -inch wafer main
nithin the parkin, lot of the al%acent property to west.
he static water pressure is about ,0 psi at ground elevation of c6 feet.
There is an eAstin6 3 -inch domestic rater meter and a 10 -inch fire sprinkler supply line to the building
that are located in one common vault on the south side of Monster Rd aw. (see City water projeR plan
no. W-0337).
here are 5 existing privately -owned fire hydrants within the site that are conneRed to a privately -
owned 10 -inch water line. The exact location and condition of the existing private main is unknown due
to limited City records on the existing on-site utilities. The maximum flowrate for the on-site water line
is limited to x.500 gpm since it is connetTed to a single feed i0 -inch supply at the check vale ssembly
in the vault. _ �-�-_
Based on the review of the projeR information submitted for the pre -application meeting, Renton
Regional Fire Authority has determined the preliminary fire flow demand for the development is 5,000
spm including the use of a fire sprinkler system. The fire flow demand exceeds the maximum capacity
601 Monster Road SW Preapp PRE17-000418 Page Z or 7
July Zi, Wit
!W& -,C=* 09 A l
of zi,00a gpm from the City's LL -inch water main in Monster Road 3w. i he applicant will need to
reduce the fire flow demand of the building by other construction methods.
he following developer's installed water main improvements will be required to provide domestic and
fire protection service to the development including but not limited to:
1. Per City codes, a looped pa6lie water main arountl tRe 6uild;ng is required when tR. ripe flow
demand exceeds c_500 gpm. M .La -foot utility easement will be required for the new water
main(s), hydrants and water meters within the property.
c. Installation of off-site and on-site fire hydrants. , he location and number of hydrants will be
determined by the Fire Authority based on the final fire flow demand and final site plan. A
hydrant is required within 50 feet of the building -s fire sprinkler system fire department
connection (FDC).
3. Replacement of the existing 10 -inch single check valve inside the fire sprinkler vault with anew
deteCtor-double-check valve assembly (00tTA) per Renton standard plan no. :sRu.c. ihe
existing single check valve does not meet current City and State's requirements for backflow
prevention for fire sprinkler system. The new DDCVA can also be connected to new on-site,
water main. i he GCCvH may be installed inside the building if it meets the conditions as shown
on City's standard plan 360.5 for the installation of a DDCVA inside a building. The location of
the DDCVA inside the building must be pre -approved by the City Plan Reviewer and Water
Utility.
4. Replacement of the existing 3 -inch domestic water meter which is currently located in the fire
sprinRler vault witR a new s -inch meter insitle a ngw.yault per Renton siantlard pian no.ic0.�.
The applicant can also verify if a smaller can be used based the meter sizing criteria from the
Uniform Plumbing Code.
5. Installation of a reduced pressure backflow assembly (RPBA) inside a heated enclosure -hot
box" behind the domestic water meter per Renton standard plan no.350.2. The RPBA may be
locates inside 1Re Builoing if a arainage outlet Tor tRe relief valve is provillea and tRe location is
pre -approved by the City Plan Reviewer and City Water Utility Department.
5. Instaliation or a landscape irrigation meter ana aouBle cnecR valve assemRly tiDuvA), if
applicable.
1. Abandonment of existing privately -owned on-site water main ana Fire Ryiarants.
S. Civil plans for the water main improvements will be required and must be prepared by a
processional a"tar registered in the Mate of wasMing[on. Please refer to City of Renton
General Design and a►rurdon Stand,'irrds fdr Water Main Extensions as shown in Appendix J
of the City's 2012 Wafer System Plan. A&quate horizontal and vertical separations between
the new water main and other utilities tstorm sewer pipes and vaults. sanitary sewer, power.
gas eleffrical) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries or similar structures cannot be installed over the water main unless
1Re water main is installea inside a steel casing.
601 Monster Road SW Preapp PRE27-000418
Jell, 27, Z017
Page s of a
The development is subject to applicable water system development charges (SDC) and of meter
installation fees based on the number and size of the meters for domestic uses and for the fire sprinkler
stubs. i he aVC fee that is current at the time of issuance of the construction permit will Be applicaole.
Payment is due prior to issuance of the constru-ion permit.
SEWER
1. The project is within the city of Renton sewer service area.
2. Analysis of the sewer usage for the existing and the proposed use should be provided to the City
and show us how the proposed facility will be served. Are the existing lift station and force main
sized to serve the additional user
v
LI 3. Plans provided with the land use application should show existing sewer facilities in relation to
�J the proposed new structure. here slloulti oe minimum n feet Horizontal separation prom tMe
outer edge of any public sewer stru-ure to any new building addition/Structure. Any potential
encroachment of building over any sewer facility (public and private) will require relocation of
the sewer facility.
4. System development fee for sewer is based on the size of the new domestic water to serve the
proposes project_ if any new domestic water meter will Be require!] for the proposeM chanbc.
:30RFACE WA i ER
1. As per the 2017 Ci of Renton S f Wa el, Design Manual, drainage review is required for
projects that meet any of the following conditions:
L i Re project aaas or will result in c.00u square feet ar moT c of new impervious surface.
or replaced impervious surface- or new plus replaced impervious surface, UR
ii. The project proposes 7,000 square feet or more of land disturbing activity, OR
iii. tie project proposes to construct or modiry a tkaino6. pipe or aitch that is 12 inches or
more in size/depth, or receives storm water runoff or surface water from a drainage
pipe/ditch that is 12 inches or more in size/depth, OR
iv, tRe project contains or is adjacent to a riood, C. .;ion, or steep slope hazard area as
defined in RMC 4-3-050, or projects located within a Landslide Mazard Drainage Area_
V. the project is a redevelopment project proposing 5100,000 or more of improvements to
an existing High -use site.
A drainage study complying with the 2017 City of Renton Surface Water Design Manual is
requires. based on Elie Citys now controi reap, tnis mite fall, within the Flow Control Standard
(Existing Peak Conditions. On --site RIVIPs will also be required. \it (/
'ems
2. Erosion control measures to meet the City requirements should be ovided.
:5. A geotechnical report complying with the requirements in tRe zU-Ll City of Kenton buRace
Water Design Manual is required for the project. Information on the water table and soil
permeability. with recommendations of appropriate on-site i P options with typical designs for
601 Monster Reed SW Preopp PRE17-000418
July z/, ZUJL/
P -15c ZF eT S
Elle site -rom tRe geotecMnical engineer, shall Be suBmitte0 with the lana use arrlication. The
measured infiltration rate of the soil should be provided.
4. i ne Development is suBjecr to a system development charge [bUC) Tor storrRwater. i he 2017
SDC for Stormwater is 50.641 per square foot of new impervious surface area. but not less than
51,608.00. The fee that is current will be charred at the time of construction permit issuance.
S. The site is located in the Black River drainage basin.
S. A Construction stormwater Permit from Department of Ecaogy is reMeired for protects that
have clearing and grading exceeding one acre.
1. The site has public street frontage on Monster Road SW Principal Arterial on the north and
Monster Road SW Collector street on the East. Per RMC 4-6-060, the required minimum ROW
width on Principal HRerial street is As feet (Tor a n lane streetl. i Me cone requiretl minirmu—
ROW width on collector Street is 83 feet (for 2 lane street) and 94 fee► f(or 3 lane street).
Monster Road avv (rrincipal arterial) - i ransportation section has recommended to
_ keep the location of the existing south curb on line on this street. Frontage
O• `tlr improve ... =Rr incie0c 0.5 feet ride curb 8 feet w si dlanter. 5 feet wide sidewalk, and
V • PWt s feet clear width back of sidewalk. ato a er improvements and street lighting are
5.0 r. "y also frontage improvements. Thr ROW width at a minimum should extend to 1 feet
i . 0 Back of ,iDcwolk. The frontage improvements and ROW should be provided by the
-- development. a sweet modification request may be submitted by the developer to
ti�i • S provide the Transportation section recommended Street section instead of the code
required ROW and street section. Maximum allowed slope back of sidewalk is 4H: 1V. # CV
Monster Rd SW ( collector street) —The west curb line should be located 16 feetfrom
the existing buttons in the centerline of the street _anti from the west line
delineating the northbound left turn lane at the approach to the interseCdcin-Mh
Oakesdale Ave SW. This is for 1-11 foot wide travel lane and 1- 5 foot wide bike lane.
Frontage improvements include 0.5 feet wide curB 8 feet wise planter, S feet wi0e
sidewalk, and 1 feet clear width back of sidewalk. 5tormwater improvements and street
lirhtin6 are also frontage improvements. The ROW width at a minimum should extend
to jL feet back of si0ewalk. i Me frontage improvements anti ROW snoul0 Be proviOe0 B,
the development. A street modification request maybe submitted by the developer to
provide the Transportation section recommended street section instead of the instead
of the code require0 Rvvv anti street section. Maximum allowe0 slope BacR oT si0ewA
�` aF is 4H: 1V. A marked crosswalk may be required to be provided across the Monster Rd
SW ( collector street).
c.
Me new1relocateD Driveway on mam,x.r RooD :)vv wili reyeire restriping on Monster Road SW
to provide Ewa -way turning pavement marking.
601 McR:ter Read SW Keapp PRE17-000418
July zi, A.LI
N.3.S UT
s. zoites tflat generate c0 or more net new peaR flour trips jeitRer in LR. Alm peak or PM peak) ore
required to do a traffic impar analysis. The trips should be calculated based on the guidelines
of the current ITE Trig. Generation Manual. Refer to the attached policy guidelines for traffic
impar analysis. IT tRe site generates L13 or more new peaR Roup trips in citRcr AM peak Qr PM
peak, then contaC[ the City to get information of the areas where traffic analysis is required.
z;. Payment of transportation impact fee is applicable at the time or- EMe Building permit. Please
see the included City of Renton Fee Schedule for the transportation impar fee rates. The
impact fee is sub;ect to change. The transportation impact fee that is current at the time of
building permit will be applicable.
-3. Paving ana trencR restoration LRat will Be requires Tor any worn associates wirM tRe propo.-ea
Will comply with the City's Standard Trench Restoration and Overlay Requirements.
Q. ee�' Ming as pgpcvrrent code standards is required to be provided.
i. OnBergrountling oT existing ans new utilities in tRe frontage is requirea.
GEMERME COMIMEM i s
All construction or service utility permits for drainage and street improvements will require
separate plan suomittals. All utility plans sRall conform to the Renton Drafting 5tanaarns. Plans „
shall be prepared by a. licensed Civil Engineer.
All fees that are current at the time of permit will be applicable.,
All utilities serving the site and on the frontage are required to be undergrounded.
All plan review for the City is now paperless. Please see http://rentonwa.govlpaperiessi for.
more information j.
DEPARTMENT OF--eF
COMMUNITY AND R�nt�rr
ECONOMIC: DEvEEOPMEN-v
M E M O R A N D U M
DATE: July 27, 2017
TO: Pre -Application File No. 17-000418
FROIDI: gill Ding Senior Planner
3U6JECT: 601 Monster Road SW Addition
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The followin., comments on development and permittin6
Issues are based on the pre -application submittals made to the City of Renton By Ae applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summarp may be sub;ect to modification and/or concurrence by official
decision -makers (e.g., Mearing Examiner_ Community & Economic Development Kaministrator_
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comment3 may also need to be revised based on site plannin6 and other
design changes require0 by [ity staff or mane by the applicant. I Re applicant is encourages to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for X50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.renionwa.gov
Project Proposal: The subject property is located at 601 Monster Road 3W. , he applicant is
proposing to remove the existins east and north warehouse walls, including the office area;
reconrlguring the ouilning footprint to increase funtlionality_ clear Rei.Rt a-0 floor I Rb
building effort would also include removal of the entire existing roof system and extending the
height of the existing walls. The resultine building proposed would be an increase in
approximately 19.000 bF for a total 6uiluing footprint of jL5/.ws> -3F.Ido.. nye . prinRiers -onld
be installed throughout the building. Revisions to the site would be to implement a ZT foot deep
truck well alone the east dock face of the buildine, widening of the south drive lane, adding a
soutR connet[ing drive lane to the a-.isting soetReast parRing aro ono moairying the north
parking area including its access to Mlonster Road. I he completed building effort would create a
speculative warehouse shell and would in the future permit for tenant improvements of specific
leas uses. I Re cxi. Tk.R mite .s 415,S/6 sf (9.b1 ocre.) ono L zoned InBasti-ial Medium SIM).
vehicular access to the site is currently from Monster Road avv via t- driveway curb cuts. I he site
is currently mapped with sensitive and protected slopes and a moderate coal mine hazard. In
oaaidon, tRere i. ori orr,iie ..etlona to tRe ,aatRre.i of tRe pro;ect site.
Current Use: I he subject site is currently developed with a iz;i_a5c sf builaing tRat was most
recently used by Graphic Packaging.
k:\Nreapps\2017\pre17000418_601 monster road sw\02.review comments\planninr'.L.-GrJMl3 600.
monster roan sw (im zone, geologic, wetlan0s).0oc
601 Monster Rd SW
Page z of 3
July zi, 40JL1
Zoning: The subject site is located within Lhe Medium Industrial (IM) zoning designation. he
site is also located within the Emt loyment Area Valley Comprehensive Plan desisnation. Office
and warehouse uses are ourr ghr permirretr uses in me im zone.
Development Standards: The projeR would be subject to RIME: r4-c-131JA "Development
Standards for Industrial Zoning Desisnations" inoted as "IM standards" herein). A copy of these
standards are available online.
Minimum Lot Size Width and De th - There are no minimum requirements for lot wiGth or
depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square
feet. Currenny me exisring tor is 41eF a/9 sj {y.Uz cresi. Whi.h exceeds the minimum lot size
requirement.
Lot Coverage - There is no minimum lot coverage requirement within the IM zone, except for
tRe limitations imposes By the Citys landscapins requirements. The proposed addition would
result In an Increase in lv lXM ro the exisring foorprrnr for a rorar of iuz ase sj or amb pudding
coverage.
5.inocks - Setbacks are the distance between the buildins and the properly line or any private
access easement. i he required seEMacg in rile 1101 zone ror properties not ne-.t to a Principal
Arterial or residential properties ale as follows: 15 feet for a from yard and side yard along a
street: zero for the rear yard: zero for the interior side yards: and a 10 -foot landscaped setback
is required from a freeway. 1ne proposer oaairion wauta exceeu all requlrea seroarx ..real
which complies with this requirement.
Building Height -There is no maximum buildins heisht requirement within the IM zone.
ParRine - Parxing Tor venicles ana Bic-,cles, loading areas, and driveways shall be provided
in accordance with the provisions of the current parking regulations or RIOIC 4=4-vall.
"Parking, Loadins, and Driveway Regulations."
i he fallowine ratio would be aeolicable to the site for office and warehouse uses:
Use
Ratio
Spuore factace oreaesed
ReKuired
��oces
Office
A minimum of
a500 sf
min: L
2.0 per 1,000
max: 38
square reef or
net floor area
and a maximum
or 4.� parRies
spaces per x_iry-u
square feet of
net door area.
warehouse
A minimum anti
154.3U5 ST
Min/max:
maximum of 1
10�
per 1,500 square
reet or net poor
area.
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monster road sw (im zone, geolosic, wetlands).doc
601 Monster Rd SW
Page a of
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Based on the square foorages of the proposed uses, rhe applicant would be required to
provide 120 to 141 spaces. The proposal includes the provision of 127 spaces which would
comply with the parking requirements.
It should be noted that Lhe parking regulations specify standard sLall dimensions. Surface
parkins stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8% feet x 16 feet,
and parallel stall dimensions of 5 feet x c* feet compact suRace parRing spaces sRah not
account for more Lhan 30 percent of the spaces in the surface parking IOLs.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisie of 8 feet in wiQtR for van accessible spaces. i Re appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided.
Bicycle parking shall be provided in compliance with RMC 44-080F.11, at a rate of 10 percent
or rrre ..umber of r.yQirea parking spaces. A minimum of 12 bircle parkin-, spaces would be
required. alcycle parking shall be provided for secure extended use anu shad protect the entire
bicycle and Its components and accessories from theft and weather. Acceptable examples
1n..mue Dike lackers bike check-in s,stems in-building parking, and limited access fenced
areas with wearher prorenion.
Landscaping — Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native_ Orougnt-resistant vegetative cover. please refer to lanascape regulations jRIOIC 4-4-0i0
and RMC 4-4-080F.7) for further general and specific landscape requirements. ,en feet (.LV) of
on-site landscaping is required along all public street frontages, with the exception of areas for
requireO walRways anO Driveways.
Surface parking IOLS with LOQ or more parking spaces are required to provide is square feet of
interior parkins lot landscaping per parking space, as specified below:
Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum
of q ht feet a' in width and lc' deep. bandscaping shall be aisperse0 tllrougBout tMe parRing
area and shall include a mTftre of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2'°) in diameter at breast height (dbh) for multi-family, commercial,
anO industrial uses. At least one tree for every six j6) parRing spaces witRin ine lot interior shall
be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be
plameO. Up to TlTty percent jAn) of shrubs Tay Oc iaceiO-aous.
c. Ground cover shall be planted in sufficient quantities to provitle at least ninety percent 013%i
coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fitly feet 150') between parking stalls and an interior parking lot
landscape area.
Perimeter parking IOL landscaping is required, as specified below:
Perimeter Parking Lot Landscaping: Such landscaping shall be at least Len feel (10') in width as
—easureO from tli= ,treet rigRt-Of-Pray. Standards for planting shall be as follows:
a. i rees shall be two inches (Z') in diameter at Breast height (05n) for multi-family, commercial.
and industrial uses at an average minimum rale of one Lree per Lhir ty (30) lineal feet of sLreeL
frontage.
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601 Mons.er Rd SW
Page z; of a
July ci, Z011
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty
percent (50%) of shrubs ma, be deciduous.
c. Groun0 cover in sufficient quantities to provi0e az least ninety percent (5056) coverage of the
landscaped area within three (3) years of installation.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A ionascape pian is requires ar me rime ojlormar rang use appricarion.
Refuse and necycling mreas - Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, "Refuse and Remyclables Standards." For office, educational, and institutional
acvcloprneRtS, a rmimirnu... OT L Si Tor every 1,000 sT or DUI MR. gra„ Tivvr .-.e- shall 6e
provided for recyclable deposit areas and a minimum of 4 sf for every i_0 -u0 sf of building
Bross floor area shall be provided for refuse deposit areas with a total minimum area of 100
;f. Requircla location criteria aRa sr-reening are pro.illeif 2Fn tRe cone section. The applicant
would be required to demonsrrare compliance wirh the refuse and recyclable deposir
area standards at the time of formal land use application for the proposed addition.
Screenin, - Screening must be provided for all surface -mounted and roof top utility and
mechanical equipment. If pari of the addition_ the land use application will need to inclutle
elevations and details for the proposed methods of screening if equipment. Screening
regulations are detailed in RMC 4-4-095.
Fences - a Ae applicant intenes to instali any fences as parr of As project, Me location must Be
designated on the landscape plan. All existing fences and security gates should be depitTed on
the site survey and include type of fence, material, and height. A fence detail should also be
inclu0e0 on Me lanascape plan as weal for new proposes fencing.
Eiehtine - Mew parking lot and building lighting would require a lighting plan and shall meet the
lighting standards (RMC 4-4-075).
Access: Access to the sub;ect site is from Monster Road SW via two existing curb cuts. No
changes in access are proposed as a result of rhe proposed addition.
Significant Tree Retention: If tree removal is proposed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use
application. Hccortling to tRe proposes regulations_ tRe tree retention plan must show
preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed
building footprints would be sited to accommodate preservation of significant trees that would
Be retaineti. i Re Hl,ministrator may autRorize tRe planting of replacement trees on tRe site if it
can be demonstrated to the Administrator's satisfatTion that an insufficient number of trees can
be retained.
-)igniricant trees sRall Be retaine0 in tRe following priority oraer:
Priority One: [andmark trees: significant trees that form a continuous canopy- significant trees
on slopes greater than twenty percent (2096); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over s*lxty feet (60') in height or greater than eighteen
inches ( La") caliper.
Priority Two: Wealthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and Other significant non- native trees.
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Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluate0 for retention anti are not alle to Be reiainea, unless the alders anti/ or cottonwoods
are used as part of an approved enhancemen. proje« within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal anti lana clearing at tRe Citys discretion.
Critical Areas: i he site is currently mapped with sensitive and protected slopes and a moderate
coal mine hazard. In addition, there is an offsite wetland to the southwest of the project site.
me praposea pralecr .-Dura requ.rw me saam:ttar of a y=or-cn...G-ar re,.art including a coal
mine assessment, and may require the submitral of a werland report- if the offsire wetland is
located within 200 feet of the project site.
Environmental Review: The proposal would be subject to Environmental tSEPA) Review as the
proposal includes tRe atitiition of more Man x;.000 sf to an existing commercial Quiltiing.
Permit Requirements: i he proposed project would require a site Plan Review and
Environmental (SEPA) Review. All land use permits would be processed within an estimated
time frame of 5-a weelts. Me current application Tees would total $5,a50 �$s,5u0 bit= Plan
Review + $s,ou0 aEPA Review + $1a0 technology fee = $a,sau)_ all fees are subject to change.
Detailed information resardins the land use application submittal is available online at
www.rentonwa.gov. In autUtion to t11c requircd la.ti u;C perrnit., ,cpar.te c.nstruction and
building permits would be required. i he review of these permits may occur concurrently with
the review of the land use permits, but cannot be issued prior to the completion of any appeal
periods.
Public Aotice: i he applicant will be required to install a public information sign on the property.
Impact Mitiga►lon Fees: In addition to the applicable building and construction fees, the
followins impact fees would be required prior to the issuance of buildins permits.
A Fire Mitigation fee based on the rate established by the Renton Fire Authority would
Be assesse0.
+ A iransporration Midgation Fee based on tlRe fee estamisneti in the I E manual woula
be required.
Expiration and Extensions: Once the Site Plan applications have been approved, the applicant
Lias two years to comply witR all contiitions of approval anti to apply for any necessary permits
before .he approval becomes null and void. A single two-year extension may be granted.
Note: When the formal application materials are complete, the applicant is strongly
encourages to Have one copy of ine application materials pre-screened at line 6tn rioo. front
counter prior to submitting the complete application package. Please contact All Ving, senior
Planner at 425-430-6598 or ;dins@rentonwa.sov for an appointment.
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