HomeMy WebLinkAboutPRE_PreApp_Meeting_Comments_COR_2017-05-18_170829_v1N I V 101 XOTLUL 1 U67, L�
i-•. of • & Economic Developme'
Planning Division I
Contact Information:
Planner: Clark H. Close, 425-430-7289
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).
AUTHORITY
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DATE: May 1Q,ZO17
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Fire Plans Reviewer/inspector III
SUBJECT: Fire Station 15 and N 30th
1. Preliminary fire flow is 1,750 gpm. Two fire hydrants are required. One within 150 -feet
and one within 300 -feet. One hydrant exists across the street. One new hydrant shall be
provided and be within 50 -feet of the fire department connection for the fire sprinkler
system.
2. Approved fire sprinkler and fire alarm systems are required throughout all the buildings.
Direct outside access is required to the fire sprinkler riser room. Fire alarm system is
required to befully addressable and full detection is required. Separate pians and
permits required bythe fire department.
]. Fire department apparatus access roadways are required within 150 -feet of all points on
the building. Fire lane signage required for the on-site roadway. Required turning radius
are 25 -feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide.
Roadways shall support a minimum of a 30 -ton vehicle and 75 -psi point loading.
4. Separate plans and permits are required for any proposed fuel tanks for on-site
generators.
DATE: May 18,2O17
TO: Clark Close, Senior Planner
FROM: Ian Fitz-Jmnnes,Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Kennvda|eReservoir and Fire
Station #15
PRE 17-000172
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
| have completed apreliminary review ofthe application for the proposed Kennydale Reservoir and Fire
Station #15located at14O4N.3OmStreet (KC Parcel ID: 33421O3J45). The City ofRenton isplanning to
short plat the property into two lots with one lot used for a 1.29 million gallon water reservoir and the
other lot used for a new fire station for the Renton Regional Fire Authority.
WATER COMMENTS
1. Water service is provided by the City ofRenton. bisinthe Valley service area inthe 435'
hydraulic pressure zone. The approximate static water pressure is9Qpsi ataground elevation
2. There isonexisting 12"water main south ofthe site inN.3Oth Street that can deliver 2,8)O
gallons per minute (oon). Reference Project File WTR27OO4S6inCOR Maps for record
drawings.
The site is served by an existing 3/4" domestic water service. This service may be reused for the
new fire station.
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basummary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants or retrofit of existing fire hydrants may be required by the Renton
Regional Fire Authority.
a. on the southern frontage ofN.30th Street south across the street from the site (COR
Facility ID HYD -N-00001).
b. At the southwest corner of the intersection of N. 30th Street and the Interstate 405
ramps (COR Facility 0 .
c At the southeast corner of the intersection of Park Avenue N. and N. 30th Street
approximately 250' west of the site (COR Facility ID HYD -N-00174).
4. Based on the review of the information submitted for the pre -application, the Renton Regional
Fire Authority has determined that the preliminary fire demand for the development is 1,750
gpnn.
5. Afire sprinkler stub with adouble detector check valve assembly / inanexterior
underground vault within private property per COR Standard Plan 360.2 shall be installed for
backflow prevention for the fire station. The DDCl/Amay beinstalled inthe building ifitmeets
the conditions as shown on COR Standard Plan 360.5 for the installation of DDCVA inside a
building. The fire department connection (FDQ shall be within 50'of a fire hydrant or in a
location approved bythe Renton Regional Fire Authority. Apost indicator valve (P|V) per City
standards isrequired onthe fire line. The fire sprinkler stub and appurtenance shall besized bv
aregistered fire sprinkler designer/ contractor.
6. Areduced pressure backflow assembly(RPBA) shall beinstalled behind the existing meter within
private property. The RPBAshall beinstalled inside anabove ground heated enclosure per COR
Standard Plan 35O.2. The RPBAmay belocated inside the building ifadrainage outlet for the
relief valve is provided and the location is approved by the City Plan Reviewer and City Water
Utility Department.
7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. Adouble
check valve assembly (DCVA)onprivate propertyisrequired behind the meter per COR
Standard Plan ]4O.Q.
8. New water mains to serve reservoir shall be located in a water/ utilities easement where it
passes through the tract.
9. Aseparate meter isrequired for landscape irrigation per COR Standard Plan 32O.1. Adouble
check valve assembly (DCVA) on private property is required behind the meter per COR
Standard Plan ]4O.8.
10. Water system improvements shall be designed inaccordance with AppendixJof the City's 2012
Water System Plan. Adequate horizontal and vertical separation between new water mains and
other existing and proposed utilities (sewer lines, storm drains, gas lines, power and
communication ducts) shall be provided for the operation and maintenance of the water main.
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Retaining walls, rockeries, or similar structures cannot be installed over the water main unless
the water main is installed inside of a steel casing.
11. The site is located within Zone 2 of the City's Aquifer Protection Area.
12. Per RMC 4-1-18013-2b, City -owned properties are exempt from all system development charges.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
There is an existing 8" concrete sewer flowing from east to west south of the site in N. 30th
Street. Reference Project File WWP2700179 in COR Maps for record drawings.
There is also an existing 8" concrete sewer flowing from north to south along the eastern
boundary of the site. The sewer begins at a manhole (COR Facility ID MH3489) approximately
130' feet north of the site's southeast corner. Reference Project File WWP2700179 in COR
Maps for record drawings. The sewer is located in a 10' sewer easement along the property
line.
2. The new side sewer far the fire station shall be a minimum of 6" and shall run at a slope of at
least 2%.
3. All wastewater from proposed garage areas shall be routed through a City approved oil/water
separator prior to discharge into the sewer main.
4. Per RMC 4 -1 -180B -2b, City -owned properties are exempt from all system development charges.
STORM DRAINAGE COMMENTS
1. The project site is currently vacant. The site consists of grassy areas with some trees scattered
throughout. The site slopes gently from the northeast to the southwest. There is no existing
on-site conveyance system. There is an existing 12" piped conveyance system along the N. 301h
Street frontage. The City does not have record drawings for this system.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual (RSWDM) will be required.
3. Refer to Figure 1.1.2.A —Flow Chart in the RSWDM to determine what type of drainage review is
required for this site. The site falls within the City's Peak Rate Flow Control Standard (Existing
Conditions). The site falls within the East Lake Washington drainage basin.
4. On-site BMPs satisfying Core Requirement #9 in the RSWDM will be required for the site.
5. Enhanced basic water quality treatment is required for this site.
6. New storm drain shall be designed and sized in accordance with the standards found in Chapter
4 of the 2017 RSWDM. The sizing of new storm systems must account for any off-site tributary
area that may be conveyed by the new storm system.
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7. Storm drainage improvements along public street frontages are required to conform to the
city's street standards.
0. Ageotechnical report for the site isrequired. Information onthe water table and soil
permeability (i.e. infiltration testing), with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the land
use application. The soils report shall have all ofthe required information listed in Section C
of the RSWDM.
A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will disturb more than one acre.
10.Per RMC 4-1-18OB-2b, are exempt from all system development dharges.
TRANSPORTATION/STREET COMMENTS
1. The transportation impact fees do not apply to this project.
2. N.3OmStreet bclassified asaminor arterial. The current street section consists ofapavement
section ofapproximately 4Z inwidth with a[i5'curb and 5'concrete sidewalk along each side
ofthe roadway. Per the King County Assessor's Map, the existing right of way width for the
portion ofN.]iY»street adjacent tothe site is6O/.
Per RMC 4-6-060, the minimum right of way width for eminor arterial with four lanes b91'.
The paved roadway width isS4'consisting of4-11'travel lanes and 3—S/bike lanes. AO.57
curb, 8' planter, 8' sidewalk, and 2' clear behind sidewalk are required along each side of the
pavement. A right of way dedication of 15.5' would be required to provide the half right of way
width.
The City's Transportation Department has looked atthis portion of N. 30th Street and
recommends keeping the curb line inthe established location. The City would support astreet
modification to keep the existing concrete curb and concrete sidewalk in place. Right ofway
dedication would be required to account for future improvements consisting of an 8' planter, 8'
sidewalk and 2' behind the back of sidewalk. A right of way dedication of approximately 11'
would berequired toaccommodate future right ofway improvements. Final right ofway
dedication would be determined by survey.
Astreet modification toleave the existing frontage improvements in place and use the modified
right of way width should be submitted with the site plan submittal.
The drive aisle tract shall conform to the shared driveway standards found in RMC 4-6-060.
Shared driveways shall bewholly inatract. Share driveways shall not bemore than 3OO'in
length. The paved surface shall beaminimum ofl6/but may beupto2D'tomeet Renton
Regional Fire Authority standards. The maximum grade ofthe shared driveway shall not exceed
1596. Drainage improvements per City standards are required along the shared driveway.
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-^ 4. ATraffic Impact Analysis (TIA) as the ITE manual does not recognize this use as having a trip
generation high enough to publish.
S.Street lighting per City standards is required along the N.30th Street frontage. Astreet lighting
analysis and plan shall be submitted with the construction permit.
6 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 aseparate building permit. Structural calculations and plans prepared bvalicensed
engineer will berequired aspart ofthe 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.
S. Aseparate plan submittal will berequired for aconstruction 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.
l All plan review for the City is now paperless. Please see for
more information.
PRE17-0OU172Civil Pre -App
DATE: May 1Q,2O17
TO: Pre -Application File No. l7-OOO172
FROM: Clark H.Close, Senior Planner
SUBJECT: Fire Station 15and Kemnyda1eReservoir
1404 N 30th St
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 onthe pre -application submittals made tmthe City of Renton by the applicant
and the codes in effect #mthe 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 Sen/ices 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 atvvxvvv.rentonxva.8ov.
Project Proposal: The subject property is located at 1404 N 30th St along the west side of 1-405
freeway atExit 6/APN33421O3245>.The project site totals 1.D9acres <47,532sOinarea and is
located within the Commercial Neighborhood (CN) and Residentia|-6/R-6\zoning classifications.
The CN zoned parcel has a lot size of approximately 19,625 sf and the R-6 zoned parcel has a lot
size of approximately 27,907 sf. The pre -application packet indicates that the City -owned parcel
is being considered as a condition of the rezoning of the residential |o1 to the east of the site
(Parcel No. 3342103240) from R -G to CN as part of the planned Kennyda|e Neighborhood
Market and Gas Station Project (PRE16-OOO684).
The pre -application packet indicates that the City is moving forward with plans to design and
construct new fire station and a water tower for potable drinking water storage on the site.
The two projects are a collaboration of the Renton Regional Fire Authority (RRFA), Community
Services' Facilities Division and the Public Works Department's Utility Systems Division. Asho,t
plat is proposed with a tract for access. A new property line would divide the lot into a northern
and southern portion, with the proposed reservoir property in the northern part of the lot.
The proposed Ore station building would be a new ±7,500 square foot station to support
emergency response operations and periodic training. Fire Station 15 is the result of
investments inthe RRF4^ayapproved bvvoters inApril 2O1G.
The proposed water tower would be constructed on 24" augercast piles and measures
approximately 50 feet in diameter and 100 feet in height, from the tank base to the top of the
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self -supported dome roof (approx. 1.29 MG). The roof would have an access hatch, safety
railing, and vent that would increase the overall height of the water tower, from the top of the
vent to the reservoir base, to 103 feet. To meet the requirements of the Federal Aviation
Administration, some marking lights would be installed on the roof.
The project also includes offsite utility improvements to facilitate improvements to the water
system, including replacement of the existing water main and construction of pressure reducing
valve (PRV) stations within the paved right-of-way.
Current Use: The subject parcel is currently vacant or undeveloped with grass lawn and trees,
plus some understory plants.
Comprehensive Plan Land Use Designation: The proposed fire station is located within the
Residential High Density (RHD) land use designation and the water tower is located within the
Residential Medium Density (RMD) land use designation. In order for the proposal to be
considered under the 2017 Comprehensive Plan Map Amendment (CPA) and email request
needs to be sent to City of Renton, Long Range Planning (Paul Hintz).
Zoning: The project site is split -zoned. The southern third to one-half is zoned Commercial
Neighborhood (CN) and the remainder is zoned Residential -6 (R-6).
The water tower would be considered to be Medium Utility: "Moderate scale facilities serving
the City, including subregional switching stations (one hundred fifteen (115) kv and smaller), and
municipal sewer, water, and storm water facilities not included in a Council -adopted utility
system plan." (Requires an Administrative Conditional Use Permit in the R-6 and CN Zones.")
Within the R-6 zone, any aboveground public utility facilities, such as water towers, reservoirs,
water treatment facilities, and pump stations shall be treated with public art, subject to
approval by the Arts Commission.
The fire station would be considered to be a City Government Facility: "Facilities of any unit of
City government. Types of facilities include community centers, public works maintenance
facilities, courts of law, fire halls, and other types of municipal facilities. This definition excludes
city government offices, jails, parks, transit centers, park & rides, sewage treatment plants,
municipally owned golf course or airports, and libraries." (Requires a Hearing Examiner
Conditional Use Permit in all zones.)
Development Standards: Following an approved Comprehensive Plan Map Amendment and
Rezone of 1404 N 30th St, the future project would be subject to RMC 4-2-120A, "Development
Standards for Commercial Zoning Designations" effective at the time of complete application
(noted as "R-6 or CN standards" herein). The table below notes the current development
standards for the R-6 and CN zones:
Type of Standard
R-6
CN
Minimum Lot Size
7,000 square feet
5,000 square feet
Minimum Lot Width
60 feet — interior lot
None
70 feet — corner lot
Minimum Lot Depth
90 feet
None
Min Front Yard
25 feet
15 feet the minimum setback may be reduced to 0 ft.
through site plan review
Max Front Yard
None
20 feet*
*maximum setback may be modified through the site
plan review.
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Side Yard
Combined 15 ft. with
None, except 15 ft. if lot abuts or is adjacent to a lot
not less than 5 ft. on
zoned residential.
either side.
Rear Yard
25 feet
None, except 15 ft. if lot abuts a lot zoned residential.
Side Yard Along -A-
25 feet
Min 15 feet; Max 20 feet
Street
The minimum setback may be reduced to 0 ft. through
the site plan review process, provided blank walls are
not located within the reduced setback.
Building Coverage
40%
65% of total lot area or 75% if parking is provided
Ratio
within the building or within an on-site parking garage.
Maximum
55%
N/A
Impervious Surface
Building Orientation
N/A
All commercial uses shall have their primary entrance
and shop display window oriented toward the street
frontage.
Maximum Gross
N/A
5,000 gross sq. ft. The maximum size shall not be
Floor Area of Any
exceeded, except by conditional use permit. The
Single Commercial
maximum requested size/standard change that may
Use on a Site
be allowed by an Administrative Conditional Use
Permit is 20% or 1,000 gross sq. ft.
These restrictions do not apply to residential uses
subject to net density limitations.
Height
24 feet— Wall Plate
35 feet*
*Public facilities are allowed height bonuses per RMC
4-2-120C.
# of Stories
2
N/A
Parking
Detached Dwelling: A
A minimum and maximum of 2.5 per 1,000 square feet
minimum of 2 per
of net floor area; except big -box retail sales, which is
dwelling unit, however,
allowed a maximum of 5.0 per 1,000 square feet of net
1 per dwelling unit may
floor area if shared and/or structured parking is
be permitted for 1
provided.
bedroom or less
dwelling units.
Bicycle Parking
One-half (0.5) bicycle
The number of bicycle parking spaces shall be equal to
parking space per one
ten percent (10%) of the number of required off-street
dwelling unit.
vehicle parking spaces.
On Site Street
10 -feet
Frontage
Landscaping
Tree Retention
30% 10%
Other Development Standards:
Screening: Screening must be provided for all surface -mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening. See RMC 4-4-095for specific requirements.
Refuse and Recycling Areas: Other nonresidential development requires a minimum of three (3)
square feet per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit areas. The
calculated area for a 7,500 sf nonresidential building is 67.5 sf. However, a total minimum area
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of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The
submitted materials do not identif,m refuse and recycling area. A conceptual site plan
meeting the requirements of RMC 4-4-090, shall be submitted with the formal land use
application.
Outdoor refuse and recyc|ab|esdeposit areas and collection points shall not be located in any
required setback or landscape areas. Enclosures for outdoor refuse or necyc|ab|es deposit
areas/collection points and separate buildings used primarily to contain a refuse or recyc|ab|es
deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers,
a self-closing door mechanism, screening, and a roof over the structure. The architectural design
of any structure enclosing an outdoor refuse or recyc|ab|es deposit area or any building
primarily used tocontain a refuse orrecydab|esdeposit area shall beconsistent with the design
of the primary structure on the site as determined by the Development Services Division
Director through Site Plan review.
Landscaping: 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 rnininnunn on-site landscape width required along street frontages is 10
feet, except where reduced through the site plan development review process. All surface
parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the
standards ofRMC 4-4-D7O.
For projects abutting a less intensive zone or use, a fifteen -foot (15') wide partially sight -
obscuring landscaped visual barrier, or ten -foot /10'\ wide fully sight -obscuring landscaped
visual barrier, isrequired along common property lines.
Please refer to landscape regulations for additional general and specific landscape
requirements. ^4conceptual landscape plan and landscape meeting the requirements
in RMC 4-8-120D.12, shall bmsubmitted with a land use application and mdetailed landscape
plan and landscape analysis shall besubmitted with mbuilding permit application.
Significant Tree Retention: Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form ocontinuous canopy; significantbees
on slopes greater than 20Y6; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 6O'/nheight orgreater than 18°caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen ordeciduous trees; and other sign/f native
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able toberetained, unless the alders on6/orcottonwoods
are used aspart ofonapproved enhancement project within ocritical area orits buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. Afornna| tree retention plan would be
reviewed atthe time ofBuilding Permit application.
Please note that all healthy significant trees existing mmthe project site would be required to
beconsidered ms part of the tree retention calculations.
Fences arRetaining Walls: All fences orretaining walls must bedesignated on the landscape
plan and grading plan. A fence and/or wall detail should also be included on the proposed plans.
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Afence taller than seven feet (7') requires abuilding permit or a written exemption from the
Building official. New or existing fencing would need to comply with RIVIC4-4-D4O. Retaining
vva||s shall be composed of brick, rock, textured or patterned concrete, or other masonry
product that complements the proposed building and site development. There shall be a
minimum three-foot (Y) landscaped setback at the base of retaining walls abutting public rights-
of-way. A retaining vva|| that isfour feet /4'\ or taller, as measured by the vertical distance from
the bottom of the footing to the finish grade at the top of the vxa||, also requires a building
permit. Please refer to retaining wall standards (RIVIC 4-4-040) for additional information.
Parking: The applicant will be required otthe time of land use application to provide a parking
analysis of the subject site with calculations based on the land use. The applicant is proposing
approximately 12 parking spaces for the identified ±7|500 sfstructure. Required parking ratios
are not specified in Renton Municipal Code for fire stations ormwater tower and would need
to be determined. The applicantwill berequired atthe time mfland use permit tmprovide m
parking analysis of the subject site. The analysis would include adequate parking counts and
dimensions mfstalls and drive aisles. See RMC 4-4'080fornnore details
°
Parking Space Dimensions: It should be noted that the parking regulations specify
standard stall dimensions of feet x 20 feet, compact dimensions of8Y2feet x 16 feet
and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a
minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in
width for van accessible spaces. Up to 40 percent of stalls may be compact spaces
designated for employee parking, and up to 30 percent of stalls may be compact spaces
if designated for all users. The appropriate amount of ADA accessible stalls based on the
total number ofspaces must beprovided.
Loading: please note that buildings which utilize ground level service or loading doors are
required to provide a rnininnunn offorty five feet 445'\ of clear maneuvering area in front of each
door.
Access: Driveway widths are limited by the driveway standards, in RMC 4-40801. The location of
ingress and egress driveways shall be subject to approval of the [omonnunbY and Economic
Development Department under curb cut permit procedures. There shall be a minimum of forty
feet (40') between driveway curb returns where there is more than one driveway on property
under unified ownership orcontrol and used as one premises. Driveways shall not exceed forty
percent (40%) of the street frontage. The width of any driveway shall not exceed fifty feet (50').
There shall not be more than two (l) driveways for each three hundred thirty feet (330') of
street frontage onproperty under unified ownership orcontrol.
Street Improvements: Please refer to comments from Plan Review Engineering for street
requirements.
Pedestrian Access: A pedestrian connection shall be provided from all public entrances tothe
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties. The site plan includes m public
surface parking lot and a pedestrian entrance between the proposed building and the public
sidewalk onA/30thSt.
Signs: Signs are required to meet the nnininnunn standards of RMC 4-4-100 "Sion Regulations"
and require sign permit review which is different than building permit review. There are specific
comnnnerda|si8nregu|ationsinRK4C4-4-1OOE.S.a"BusinessSigns—Genenai"
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• Freestanding, Ground, Roof and Projecting 8Voms: Each individual business
establishment may have only one sign for each street frontage of any one of the
following types: Freestanding, root ground, projecting or combination. Each sign shall
not exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot
of property frontage which the business occupies up to a maximum of three hundred
(300) square feet; or if such sign is multi- faced, the rnaxirnunn allowance shall not be
more than three hundred /300\ square feet. However, a onaxinnurn ofone-half /1/2\ of
the allowed square footage isallowed oneach face.
• Signs within the Urban Design Area, Maximum Height of Freestanding Signs:
Freestanding ground -related monument signs, with the exception of primary entry
signs, shall be limited to five feet (5) above finished grade, including support structure.
" Wall Signs: VVa|| signs are permitted with a total copy area not exceeding twenty
percent /2D96\ofthe building facade towhich itisapplied.
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Small Parking and Traffic Control Signs: Parking and traffic control signs two (2) square
feet orless onprivate property are allowed without asign permit.
Lighting: New parking lot and building lighting would require a lighting plan and shall meet the
lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the
building permit submittal. '
Critical Areas: The she is located in Zone 3 of the Wellhead Protection Area and also contains
regulated slopes (>15%&<=25%),If any fill is proposed, mfill source statemet'momld be
required. A geotechnical analysis for the site may be required. The analysis would need to assess
soil conditions and detail construction measures to assure building and water tower stability. It
/s theapplicant's responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site during site development or building
construction.
The City may also require an applicant toprepare ahydstudy if the proposal has the
potential to significantly impact groundwater quantity orquality, and sufficient information is
not readily available. Such a report shall be prepared by a qualified professional at the
applicant's expense. Additiona|ky, geotechnical studies by licensed professionals, such as a
geotechnical engineer and/or engineering geologist, shall berequired. The required studies shall
demonstrate the following review criteria can be met:
(a) The proposal will not increase the threat ofthe geological hazard toadjacent or abutting
propertiesbeyond pre -development conditions; and
(b) The proposal will not adversely impact other critical areas; and
(c) The development can be safely accommodated on the site.
Environmental Review: The proposal would be subject to Washington State Environmental
Policy Act (SEPA) due to the size of the projects. Therefore, an environmental checklist is a
submittal requirement. An environmental determination would be made by the Renton
Environmental Review Committee. This determination is subject to appeal by either the project
proponent, by a citizen of the community, or another entity having standing for an appeal.
Permit Requirements: The proposed projects would require an Administrative Conditional Use
Fire Station 15 and Kennydale Reservoir
Page 7 of 9
1404 N 30th St
Plan Review for development of the Fire Station in the CN Zone or a water tower over 60 feet in
height, a short plat to divide the parcel into two (2) separate lots, and Environmental (SEPA)
Review. The purpose of the Site Plan process is the detailed arrangement of project elements so
as to be compatible with the physical characteristics of a site and with the surrounding area. An
additional purpose of Site Plan is to ensure quality development consistent with City goals and
policies General review criteria includes the following:
a. Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
b. Off -Site Impacts. Mitigation of impacts to surrounding properties and uses.
c. On -Site Impacts. Mitigation of impacts to the site.
d. Access and Circulation. Safe and efficient access and circulation for all users.
e. Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect existing
natural systems where applicable.
g. Services and Infrastructure. Availability of public services and facilities to accommodate
the proposed use.
h. Signage. Use of signs primarily for the purpose of identification and management of sign
elements — such as the number, size, brightness, lighting intensity, and location — to
complement the visual character of the surrounding area, avoid visual clutter and
distraction, and appear in proportion to the building and site to which they pertain; and
I. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated
time frames, if applicable.
Conditional Use Permit Decision Criteria: The Administrator or the Hearing Examiner shall
consider, as applicable, the following factors for applications:
1. 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.
2. 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.
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result
in substantial or undue adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of the
neighborhood.
H:\CED\Planning\Current Planning\PREAPPS\17-000172
Fire Station 15 and Kennydale Reservoir
Page 8 of 9
1404 N 30th St
S. Parking: Adequate parking is, or will be made, available.
6. Traffic. The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
7. 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.
Short Plats are generally processed administratively; however, it would be combined with the
overall application, and a decision rendered by the Hearing Examiner.
There may be other approvals (modifications, variances, etc.) required depending on the final
scope of the proposal. All applications following the rezone can be reviewed concurrently in an
estimated time frame of 12 weeks once a complete application is accepted. The 2017
application fees are the following: Hearing Examiner Site Plan Review Fee is $3,500; SEPA
Review (Environmental Checklist) is $1,500; Conditional Use Permit is $3,000; Short Plat is
$5,000. Any modification request would be reviewed with the land use application and would
costs $250 each. A 3% technology fee would also be assessed at the time of land use application.
Detailed information regarding the land use application submittal is provided in the attached
handouts.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Public Information Sign: The applicant is required to install a public information sign for the
proposed land use action on the subject property per the specifications provided within the
public information sign handout. The applicant is solely responsible for the construction,
installation, maintenance, removal, and any costs associated with the sign.
Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting shall occur after a pre -
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or
greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach
signs are intended to supplement information provided by public information signs by allowing
an applicant to develop a personalized promotional message for the proposed development.
H:\CED\Planning\Current Planning\PREAPPS\17-000172
Fire Station 1Sand ^�!''"�=Reservok,
- -`- 'page 9of3
1404N30thSt
The sign isa}so intended to provide public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information
that lends greater understanding of the project.
impact mitigation Feea:|naddidontotheappUcmb|ebui|dingandconstrucbonfees impact fees
may berequired. Such fees would apply toall projects andxvou|dbeoa|cu|atedotthetirneof
building permit application and payable prior to building permit issuance. A handout listing
Renton's development -related fees is available on the City of Renton website for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior tosubmitting the complete application package. Please cell Clark Close, Senior
Planner, at 425-438-7289for amappointment.
Expiration: Upon site plan or conditional use permit approval, the site plan approval is valid for
two (2) years with a possible two-year extension.
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