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HomeMy WebLinkAboutP Pre-Application Meeting Summary 20180405PREAPPLICATION MEETING FOR Seattle Pipe Trades Short Plat 595 Monster Road SW PRE 17-000359 CITY OF RENTON Department of Community & Economic Development Planning Division June 29, 2017 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 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 cityof M E M O R A N D U M DATE: June 19, 2017 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Seattle Pipe Trade Short Plat 1. Both buildings will be required to meet all building and fire code separation requirements per Chapter 7 of the building code. Fire alarm and fire sprinkler systems for both buildings shall be completely independent of each other. DEPARTMENT OF COMMUNITY City ;(vY1,, & ECONOMIC DEVELOPMENT1z M E M O R A N D U M DATE: June 27, 2017 TO: Jill Ding, Current Planning section FROM: Rohini Nair, Plan Review section SUBJECT: Seattle Pipe Trades short plat preapp PRE17-000359 595 Monster Road PRE17-000359 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. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. The site is located within the City of Renton Water Service area. 2. Prior to short plat approval, recorded water public easement using the City of Renton standard easement form should be given to the City for the complete water line in the original lot. 3. Any new building or any new building addition will require new preapp with additional comments. SANITARY SEWER 1. The site is located within the City of Renton Sewer Service area. 2. Prior to a short plat, separate side sewer serving the original building and separate side sewer to the building addition is required. 3. Private easement is to be provided for any portion of the side sewer located in adjacent parcels created by the short plat. 4. Any new building or any new building addition will require new preapp with additional comments SURFACE WATER 1. Information should be provided to the City to show if and how the short plat will impact the maintenance of the proposed stormwater features that will be constructed with the new Seattle Pipe Trades Building addition. Seattle Pipe Trade short plat Preapp — PRE17-000359 Page 2 of 3 June 27, 2017 2. Any new building or any new building addition will require new preapp with additional comments. For any new building/ addition/ or any impervious surface area changes, the 2017 City of Renton Surface Water Design Manual should be used to determine if drainage review thresholds are met. If drainage review is required, drainage report and drainage plans complying with the 2017 City of Renton Surface Water Design Manual will be required. Stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. Geotechnical report with information on the water table and soil permeability, measured infiltration rate of the soil, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer will also be required. TRANSPORTATION 1. The letter that was submitted by Seattle Pipe Trades to the City when the land use and trip generation review was done for the addition (expansion of existing building) mentioned that the expansion will allow for a safer teaching for the students without having to constantly move equipment in and out of spaces, depending upon the scheduled class. Provide information to the City why the building addition is now proposed to be in a separate parcel from the existing building. The short plat or any proposal that separates the building addition and the existing building into two parcels may require a revised trip study report. 2. Any new building or any new building addition will require new preapp with additional comments. 3. All utilities serving the site are required to be undergrounded. Undergrounding of utilities shall be as per the requirements of RMC 4-6-090. 4. The short plat should not create any land locked parcel without either direct access or access via recorded access easement to a public street. H:\CED\Planning\Current Planning\PREAPPS\17-000359 Jill\Plan Review Comments PRE17-000359.doc DEPARTMENT OFC1TY OF COMMUNITY AND ---- R ti�(�D ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 29, 2017 TO: Pre -Application File No. 17-000359 FROM: Jill Ding, Senior Planner SUBJECT: Seattle Pipe Trades Short Plat 595 Monster Road SW 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 atww,r ntormfa.gov Project Proposal: The subject property is located at 595 Monster Road SW. The applicant is proposing to subdivide the project site into two lots, one lot would include the existing building and parking areas and the second lot would include a building addition and expanded parking area permitted through the Site Plan Review process (LUA15-000344). The existing site is 5.58 acres and is zoned Industrial Medium (IM). Vehicular access to the site is currently from Monster Road SW through the parcel located north of the existing development. Critical areas on site or nearby are geologic hazards, wetlands, and flood areas. Current Use: The subject site is currently developed with the Seattle Area Pipe Trades Education Center, which is approximately 53,400 square feet in size. Site plan review was previously granted for an addition to the site under LUA15-000344 and a Lot Line Adjustment is currently in process under LUA16-000265. Zoning: The subject site is located within the Medium Industrial (IM) zoning designation. The site is also located within the Employment Area Valley Comprehensive Plan designation. Trades and vocational schools are permitted uses within the IM zone. k:\preapps\2017\pre17000359_seattle pipe trades short plat\02.review comments\17-000359 seattle pipe trades (im zone, geologic, wetlands, flood).doc Seattle Pipe Trades Short Plat Page 2 of 5 June 29, 2017 Development Standards: The project would be subject to RMC 4-2-130A, "Development Standards for Industrial Zoning Designations" (noted as "IM standards" herein). A copy of these standards are available online. Minimum Lot Size Width and Depth — There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet. Proposed Lot 1 would have an area of 27,656.9 square feet and Lot 2 would have an area of 35,000 square feet, which complies with the minimum lot size requirement. Lot Coverage — There is no minimum lot coverage requirement within the IM zone, except for the limitations imposed by the City's landscaping requirements. Lot coverage and landscaping requirements would be reviewed through the formal land use application process. Setbacks — Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone for properties not next to a Principal Arterial or residential properties are as follows: 15 feet for a front 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. The existing and proposed addition area as shown on the submitted site plan would comply with the required IM setback requirements. Building Height — There is no maximum building height requirement within the IM zone. Parking — Parking for vehicles and bicycles, 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 following ratio would be anolicable to the eita fnr trnrlac and vnrntinnnl crk—I Parking Type Numberof employees & students Ratio Required Space Automobile Unknown A minimum and maximum of 1 per Unknown employee plus 1 for every 3 students rooming units, plus 0.5 space for every full time students not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Bicycle n/a 10 percent of the number of required 10% of off-street parking spaces. required spaces Changes to the parking layout were previously reviewed under the Site Plan Review application for the building expansion (LUA15-000344). The proposed subdivision would not trigger any changes to the parking layout provided it could be demonstrated that adequate parking is available to the portions of the building on each lot and/or a shared parking agreement was approved. k:\preapps\2017\p re 17000359_seattle pipe trades short plat\02.review comments\17-000359 seattle pipe trades (im zone, geologic, wetlands, flood).doc Seattle Pipe Trades Short Plat Page 3 of 5 June 29, 2017 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, drought-resistant vegetative cover. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. Landscaping was reviewed under the previously approved building expansion, the proposed subdivision would not trigger additional landscaping. Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." For office, educational, and institutional developments, a minimum of 2 sf for every 1,000 sf of building gross floor area shall be provided for recyclable deposit areas and a minimum of 4 sf for every 1,000 sf of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 sf. Required location criteria and screening are provided in the code section. Refuse and recycling were reviewed under the previously approved building expansion, the proposed subdivision would not trigger additional refuse and recyclable collection area requirements. The applicant would need to demonstrate compliance with this requirement for each lot or provide documentation of a shared access agreement for both lots to utilize one deposit area. Screening — Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If part of the addition, the land use application will need to include elevations and details for the proposed methods of screening if equipment. Screening regulations are detailed in RMC 4-4-095. Screening was reviewed under the previous building expansion. Fences — If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. All existing fences and security gates should be depicted on the site survey and include type of fence, material, and height. A fence detail should also be included on the landscape plan as well for new proposed fencing. Lighting — New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). Lighting was reviewed under the previously approved building expansion. Access: Access to the subject site is from Monster Road SW through an abutting property as the subject site does not have public street frontage. No changes in access are proposed as a result of the proposed subdivision. As part of the land use application process, the applicant will be required to demonstrate both proposed lots would have legal access. 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. According to the proposed regulations, the 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 retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their k:\preapps\2017\pre17000359_seattle pipe trades short plat\02.review comments\17-000359 Seattle pipe trades (im zone, geologic, wetlands, flood).doc Seattle Pipe Trades Short Plat Page 4 of 5 June 29, 2017 associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. 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. Critical Areas: The City of Renton's Critical Areas Maps indicate that the subject site is within the vicinity of high erosion hazards, high landslide hazards, seismic hazards, regulated slopes, flood hazards, and wetlands. A wetland report, geotechnical report and flood hazard study would be required as part of the formal land use application process. Wetlands, protected slopes, and associated buffers would be required to be protected within a Native Growth Protection Tract. Environmental Review: Environmental (SEPA) Review would be required in accordance with WAC 197-11-800, as the proposal includes the subdivision on a project site which contains critical areas. It may be possible to addend the existing SEPA determination to include the proposed subdivision as opposed to subjecting this proposal to an additional Environmental Review. Permit Requirements: The applicant has indicated that they would like to process a short plat for the proposed subdivision, however it may be advantageous for the application to be processed as a Binding Site Plan instead. The Binding Site Plan application would be reviewed within an estimated time frame of six to eight weeks. The current fee for a Binding Site Plan is $5,150 ($5,000 Binding Site Plan fee + $150 Technology Fee = $5,150). Detailed information regarding the land use application submittal is available on the City's website wvj°v .ren on v .Pnv. Public Information Sign: The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is available on the City's website ww.rent nwa, gv. Once Binding Site Plan approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Binding Site Plan review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plan has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance: • Transportation Impact Fee — as specified in the ITE manual • Fire Impact Fee — per the rate outlined by the Renton Fire Authority. All of the City's Development related fees are available on the City's website, www LLe k:\preapps\2017\pre17000359—seattle pipe trades short plat\02.review comments\17-000359 seattle pipe trades (im zone, geologic, wetlands, flood).doc Seattle Pipe Trades Short Plat Page 5 of 5 June 29, 2017 Note: When the formal application materials are complete, the applicant is strongly encouraged to bring an electronic copy of the application materials to be pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call or email Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment. Expiration: Upon approval, the Binding Site Plan is valid for five years. Additional time extensions beyond the five (5) year time period may be granted by the Administrator if the applicant can show need caused by unusual circumstances or situations which make it unduly burdensome to file the binding site plan within the five (5) year time period. The applicant must file a written request with the Administrator for this additional time extension; this request must be filed at least thirty (30) days prior to the expiration date. The request must include documentation as to the need for the additional time period. Additional time extensions may be granted in not greater than one year increments, up to a maximum of two (2) years. k:\preapps\2017\pre17000359_seattle pipe trades short plat\02.review comments\17-000359 seattle pipe trades (im zone, geologic, wetlands, flood).doc