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HomeMy WebLinkAboutD_Preapplication meeting comments_170615_v1PREAPPLICATIONMEETINGFORGreenwoodHeatingPRE17-000165CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionApril13,2017ContactInformation:Planner:AngeleaWeihs,425.430.7312,aweihs@rentonwa.govPublicWorksPlanReviewer:IanFitz-James,425-430-7288,ifitz-james@rentonwa.govFirePreventionReviewer:CoreyThomas,425.430.7024,cthomas@rentonwa.govBuildingDepartmentReviewer:CraigBurnell,425.430.7290Pleaseretainthispacketthroughoutthecourseofyourprojectasareference.Considergivingcopiesofittoanyengineers,architects,andcontractorswhoworkontheproject.Youwillneedtosubmitacopyofthispacketwhenyouapplyforlanduseand/orenvironmentalpermits.Pre-screening:Whenyouhavetheprojectapplicationreadyforsubmittal,callandscheduleanappointmentwiththeprojectmanagertohaveitpre-screenedbeforemakingalloftherequiredcopies.Thepre-applicationmeetingisinformalandnon-binding.Thecommentsprovidedontheproposalarebasedonthecodesandpoliciesineffectatthetimeofreview.Theapplicantiscautionedthatthedevelopmentregulationsareregularlyamendedandtheproposalwillbeformallyreviewedundertheregulationsineffectatthetimeofprojectsubmittal.Theinformationcontainedinthissummaryissubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,DevelopmentServicesDirector,DepartmentofCommunity&EconomicDevelopmentAdministrator,PublicWorksAdministratorandCityCouncil). (:1TVOTDEPARTMENTSERVICESRenton0MEM0RANDUMDATE:April13,2017TO:AngeleaWeihs,PlannerFROM:CoreyThomas,PlansReviewInspectorSUBJECT:GreenwoodHeating4232JonesAvenueNEPRE17-000165Nocomments. DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEMORANDUMDATE:April13,2017TO:AngelaaWeihs,AssociatePlannerFROM:IanFitz-James,CivilPlanReviewerSUBJECT:UtilityandTransportationCommentsforGreenwoodHeatingShowroomPRE17-000165NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnonbindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.IhavecompletedapreliminaryreviewoftheapplicationfortheproposedGreenwoodHeatingshowroomat4232JonesAvenueNE.TheparcelIDis3345700060.Theapplicantisproposingtoreconstruct3,900—5,000squarefeetoftheexistingbuildingforofficespace,trainingspace,andashowroom.WATERCOMMENTS1.WaterserviceisprovidedbytheCityofRenton.ThesiteisintheKennydaleserviceareainthe320’hydraulicpressurezone.Theapproximatestaticwaterpressureis121psiatagroundelevationof40’.2.Thereisanexisting8”castironwatermainwestofthesitealongtheeasternfrontageofJonesAvenueNE.ReferenceProjectFileWTR2700405inCORMapsforrecorddrawings.Theexistingbuildingisservedbya3/4”waterservice.Thisservicecanbereusedfortherepurposedbuilding.3.Areducedpressurebackflowassembly(RPBA)inanabovegroundheatedenclosureperCORStandardPlan350.2isrequireddirectlybehindthedomesticwatermeteronprivateproperty.H:\CED\Planning\currentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-0413PRE17-000165civilPre-AppComments.docx GreenwoodHeatingShowroom—PRE17-000165Page2of4April13,2017TheRPBAmaybelocatedinthebuildingifadrainageoutletforthereliefvalveisprovidedandthelocationisapprovedbytheCityPlanReviewerandCityWaterUtilityDepartment.4.Nowatersystemdevelopmentchargesareapplicableastheprojectisnotproposingtoaddanewwaterserviceorincreasethesizeoftheexistingwatermeter.SEWERCOMMENTS1.SewerserviceisprovidedbytheCityofRenton.Thereisanexisting18”concretesewerflowingnorthtosouthalongtheeasternedgeofthesiteandtheneasttowestalongthesouthernedgeofthesite.ThemainflowssouthbeginningatanexistingmanholeinJonesAvenueNE(CORFacilityIDMH3385).ReferenceProjectFileWWP2700180inCORMapsforrecorddrawings.Thesiteisservedbyaconcretesidesewerthatisconnectedtothismain.Thissidesewercanbereusedfortherepurposedbuilding.2.Nosewersystemdevelopmentchargesareapplicableastheprojectisnotproposingtoaddanewwaterserviceorincreasethesizeoftheexistingmeter.STORMDRAINAGECOMMENTS1.Drainageplansandadrainagereportcomplyingwiththeadopted2017RentonSurfaceWaterDesignManualwillberequiredifthebuildingexpansionorothersiteworkproduces2,000squarefeetormoreofnewplusreplacedimpervioussurface.2.Thesitecurrentlycontainsamachinewarehouseandasphaltparkinglot.Thesiteisflatandhighlyimpervious.Therearenodrainageimprovementsonthesite.A12”stormdrainflowingfromsouthtonorthrunsalongtheeasternfrontageofJonesAvenueNEwestofthesite.3.RefertoFigure1.L2.A—FlowCharttodeterminewhattypeofdrainagereviewisrequitedforthissite.ThesitefallswithintheCity’sFlowControlDurationStandard(ForestedConditions).ThesitefallswithintheEastLakeWashingtondrainagebasin.4.On-siteBMPssatisfyingCoreRequirement#9willberequiredforthesite.5.StormdrainageimprovementsalongpublicstreetfrontagesarerequiredtoconformtotheCity’sstreetstandards.NewstormdrainshallbedesignedandsizedinaccordancewiththestandardsfoundinChapter4ofthe2017RentonSurfaceWaterDesignManual.6.Ageotechnicalreportforthesiteisrequired.Informationonthewatertableandsoilpermeability,withrecommendationsofappropriateon-siteBMPoptionswithtypicaldesignsforthesitefromthegeotechnicalengineer,shallbesubmittedwiththeapplication.7.Thedevelopmentmaybesubjecttoasystemdevelopmentcharge(SDC)forstormwater.The2017SDCforstormwateris$0.641persquarefootofnewimpervioussurfacearea,butnotlessthan$1,608.00.H:\CED\Pianning\CurrentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-0413PRE17-000165CivilPre-App GreenwoodHeatingShowroom—PRE17-000165Page3of4April13,2017TRANSPORTATION/STREETCOMMENTS1.The2017transportationimpactfeeforanofficeuseis$7.29persquarefootbuildingandthefeeforaretailuseis$13.29persquarefootofbuilding.Acreditwillbeissuedfortheexistinglightindustrialuseof$4.75persquarefootofbuilding.TheapplicantcangeneratetheirowntrafficimpactfeebyperformingaTripCostAnalysisasdefinedandpermittedbyRMC4-1-190.H.TheCitywouldthenevaluatetheanlaysisandproposedfeetomakeadetermination.TheCityusesthe9thEditionoftheTripGenerationManualpublishedbytheInstituteofTransportationEngineers(ITE)todeterminetripgeneration.2.PerRMC4-6-060,streetfrontageimprovementsarerequiredforsiteswithnewconstructionoradditionswithavaluationof$150,000.00ormore.3.Comment#3appliesonlyifstreetfrontageimprovementsaretriggered.JonesAvenueNEisclassifiedasacommercialaccessstreet.PerRMC4-6-060,theminimumrightofwaywidthforacommercialaccessstreetis69’.Theminimumpavedroadwaywidthis36’consistingof2—10’travellanesandan8’parkinglaneoneachsideofthetoad.A0.5’curb,8’planterstrip,and6’sidewalkarerequiredalongbothsidesofthepavement.2’ofclearspacebehindthesidewalkisrequiredalongbothsidesoftheroadway.TheKingCountyAssessor’sMapshowsacurrentrightofwaywidthofapproximately60’forJonesAvenueNEadjacenttothesite.Arightofwaydedicationofapproximately4.5’alongthefrontagewouldberequiredtomeettheCity’sstreetstandards.JonesAvenueNEhasanapproximately30’pavedroadwaysection.Thereisa0.5’curband6’concretesidewalkdirectlybehindthecurbalongtheeasternfrontage.Astreetmodificationmaybesubmittedtokeeptheseimprovementsinplace.4.Pleaseprepareatripgenerationreportbasedontheproject’suseandtripgenerationdatafromthe9theditionoftheTripGenerationManualpublishedbytheInstituteofTransportationEngineers(ITE).Pleaseincludethetripgenerationreportwiththesiteplansubmittal.ATrafficImpactAnalysisperCityofRentonstandardswillberequirediftheredevelopmentgeneratesnewvehiculartrafficexceeding20vehiclesperhourineithertheAM(6:00—9:00)orPM(3:00—6:00)peakperiods.5.PerRMC4-6-060,publicstreetfrontagesalongcommercialsiteswithbuildingslargerthan5,000squarefeetinsizearerequiredtoconformtotheCity’sstreetlightingstandards.Astreetlightinganalysisandplanshallbesubmittedwiththeconstructionpermitifthisthresholdisreached.6.PavingandtrenchrestorationwithintheCityofRentonrightofwayshallcomplywiththeCity’sStreetRestorationandOverlayrequirements.H:\cED\Planning\currentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-0413PRE17-000165civilPre-AppComments.docx GreenwoodHeatingShowroomPRE7-000165Page4of4April13,2017GENERALCOMMENTS1.Thefeeslistedarefor2017.Thefeesthatarecurrentatthetimeoftherespectivepermitissuancewillbelevied.PleaseseetheCityofRentonwebsiteforthecurrentfeeschedule.2.Retainingwallsthatate4’ortallerfrombottomoffootingandstormwaterdetentionvaultswillrequireaseparatebuildingpermit.Structuralcalculationsandplanspreparedbyalicensedengineerwillberequiredaspartofthebuildingpermitreview.3.AllcivilplansshallconformtothecurrentCityofRentonsurveyanddraftingstandards.CurrentdraftingstandardscanbefoundontheCityofRentonwebsite.4.Aseparateplansubmittalwillberequiredforaconstructionpermitforutilityworkandstreetimprovements.AllplansshallbepreparedbyalicensedCivilEngineerintheStateofWashington.5.PleaseseetheCityofRentonDevelopmentEngineeringwebsitefortheConstructionPermitrrlreir.,r’l,riD,rmfDrrtccC,kvi-,ID,,,,.,.,+n,.++kw_.J.J.4,..a.a,4I,IUUI.1IL.IIIL.I1._i.IIJ.J.LIIULSIICitytoscheduleaconstructionpermitintakemeeting.6.AllplanreviewfortheCityisnowpaperless.Pleaseseehttp://rentonwa.gov/paperlessformoreinformation.H:\cED\Planning\currentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-0413PRE17-000165civilPre-App DEPARTMENTOFCOMMUNITYAND—‘Renton3ECONOMICDEVELOPMENTMEMORANDUMDATE:April13,2017TO:Pre-ApplicationFileNo.17-000165FROM:AngeleaWeihs,AssociatePlannerSUBJECT:GreenwoodHeating4232JonesAvenueNEGeneral:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,Community&EconomicDevelopmentAdministrator,PublicWorksAdministrator,PlanningDirector,DevelopmentServicesDirector,andCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.TheDevelopmentRegulationsareavailableforpurchasefor$50.00plustax,fromtheFinanceDivisiononthefirstfloorofCityHalloronlineatwww.rentonwa.gov.ProjectProposal:TheprojectsiteislocatedontheeastsideofJonesAvenueNEbetweenNE40thStreetandNE43rdStreet,andisaddressedas4232JonesAvenueNE(parcelnumber3345700060).Thesubjectsiteis50,515squarefeetandwithintheCommercialArterial(CA)ZoneandUrbanDesignDistrictD.Thesiteisoccupiedbyanexisting16,140squarefootindustrialstructure.Theapplicantproposestoeitherdemolishtheexistingofficespaceandbuildanew5,000squarefootofficespaceplusatraining/showroom,orbuild3,900squarefeetofofficespaceandkeeptheexistingspaceforfutureuse.Theremainingwarehousespacewouldbeusedforfuturegrowth,storageoffiles,andofficesuppliesandstagingpartsandHVACequipment.Sensitiveslopes,seismichazards,wetlands,andstreamsaremappedonorwithin50feetoftheprojectsite.CurrentUse:Currentlythesiteisoccupiedwitha16,140squarefootindustrialbuilding.DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-120A,“DevelopmentStandardsforCommercialZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“CAstandards”herein).Zoning:ThepropertyislocatedwithintheCommercialMixedUse(CMU)landusedesignation,theCommercialArterial(CA)zoningdesignation,andUrbanDesignDistrictD.Awiderangeoffile:///H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-000165PlanningCornments.doc GreenwoodHeatingPage2of6April13,2017commercialusesareoutrightallowedwithintheCAzoningclassification.GeneralOfficesareanoutrightpermittedusewithintheCAzone.DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-120A,“DevelopmentStandardsforCommercialZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“CAstandards”herein).MinimumLotSize,WidthandDepth—TheminimumlotsizerequiredintheCAzoneis5,000squarefeet.Therearenominimumwidthordepthrequirements.Theexistingsiteareatotals50,515squarefeet,whichexceedstheminimumlotsizerequirement.Nochangesareproposedtotheexistinglotsize,width,ordepthasaresultofthisproposal.LotCoverage—ThemaximumbuildingcoveragepermittedintheCAzoneis65%ofthelotareaor75%ifparkingisprovidedwithinthebuilding.Compliancewiththisrequirementwouldbeverifiedatthetimeofformallandusereview.Setbacks—Setbacksarethedistancebetweenthebuildingandthepropertylineoranyprivateaccesseasement.SetbackrequirementsintheCAzoneareasfollows:15-footminimumfront/sideyardalongastreetsetback,whichmaybereducedto0feetthroughthesiteplan-‘In-..+/.-;,1.,.,-.--1-‘-,.....i.-.+k--I..-..-.1it_vi.vvF”i.i,tit....,,t,tacIIia,srlIUiiiIiJIIt,31UCyciUClOt15CtiCCL3CLUCtI,CIti110ICCI01ZIUCyardsetbacks,except15feetwhenthesiteabutsaresidentialzone.Perthesubmittedsiteplan,theexistingfrontyardsetbackisapproximately90feet.Anyproposedexpansionstothebuildingwouldberequiredtocomplywiththerequiredsetbackareas.Compliancewiththisrequirementwouldbeverifiedduringtheformallandusereviewprocess.BuildingHeight—ThemaximumbuildingheightpermittedintheCAzoneis50feet.Itappearstheexistingstructureiswellbeneaththe50-footmaximumheight.Buildingelevationsanddetaileddescriptionsofelementsandbuildingmaterialsarerequiredwithyourlandusepermitsubmittal.Landscaping—Ordinarily,changesintheuseofapropertyorremodelofastructurethatrequiresimprovementsequaltoorgreaterthanfiftypercent(50%)oftheassessedpropertyvaluationwouldtriggercompliancewithlandscapingregulations.Theproposedprojectvaluationwasnotincludedwithinthesubmittedapplicationmaterialsoitcouldnotbedeterminedifalllandscapingimprovementswouldberequired.Thelandscapingregulationsrequirethatallperviousareaswithinthepropertyboundariesbelandscaped.Therefore,allareasofthesitenotcoveredbystructures,requiredparking,access,circulationorpatios,mustbelandscapedwithnative,drought-resistantvegetativecover.Tenfeet(10’)ofon-sitelandscapingisrequiredalongallpublicstreetfrontages,withtheexceptionofareasforrequiredwalkwaysanddriveways.InteriorParkingLotLandscaping:Surfaceparkinglotswithmorethanfourteen(14)stallsshallprovideinteriorparkinglotlandscaping.Anyinteriorparkinglotlandscapingareashallbeaminimumoffivefeet(5’)inwidth.Landscapingshallbedispersedthroughouttheparkingareaandshallincludeamixtureoftrees,shrubs,andgroundcoverasfollows:a.Treesshallbetwoinches(2”)indiameteratbreastheight(dbh)formulti-family,commercial,andindustrialuses.Atleastonetreeforeverysix(6)parkingspaceswithinthelotinteriorshallbeplanted.b.Shrubsattheminimumrateofonepertwenty(20)squarefeetoflandscapedareashallbeplanted.Uptofiftypercent(50%)ofshrubsmaybedeciduous.fiIe:///H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-000165DIinnnaCnmmCntrlr,c GreenwoodHeatingPage3of6April13,2017c.Groundcovershallbeplantedinsufficientquantitiestoprovideatleastninetypercent(90%)coverageofthelandscapedareawithinthree(3)yearsofinstallation.d.Thereshallbenomorethanfiftyfeet(50)betweenparkingstallsandaninteriorparkinglotlandscapearea.PerimeterParkingLotLandscaping:Allparkinglotsshallhaveperimeterlandscaping.Suchlandscapingshallbeatleasttenfeet(10’)inwidthasmeasuredfromthestreetright-of-way.Standardsforplantingshallbeasfollows:a.Treesshallbetwoinches(2”)indiameteratbreastheightfdbh)formulti-family,commercial,andindustrialusesatanaverageminimumrateofonetreeperthirty(30)linealfeetofstreetfrontage.b.Shrubsattheminimumrateofonepertwenty(20)squarefeetoflandscapedarea.Uptofiftypercent(50%)ofshrubsmaybedeciduous.c.Groundcoverinsufficientquantitiestoprovideatleastninetypercent(90%)coverageofthelandscapedareawithinthree(3)yearsofinstallation.Pleaserefertolandscaperegulations(RMC4-4-070)forfurthergeneralandspecificlandscaperequirements.Alandscapeplanisrequiredatthetimeofformallanduseapplication.TreePreservation—Atreeinventoryandatreeretentionplanalongwithatreeretentionworksheetshallbeprovidedwiththeformallanduseapplication.Accordingtotheproposedregulations,thetreeretentionplanmustshowpreservationofatleast10percent(10%)ofsignificanttrees,andindicatehowproposedbuildingfootprintswouldbesitedtoaccommodatepreservationofsignificanttreesthatwouldberetained.TheAdministratormayauthorizetheplantingofreplacementtreesonthesiteifitcanbedemonstratedtotheAdministrator’ssatisfactionthataninsufficientnumberoftreescanberetained.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andothersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.TheAdministratormayrequireindependentreviewofanylanduseapplicationthatinvolvestreeremovalandlandclearingattheCity’sdiscretion.Atreeretentionplanisrequiredatthetimeofformallanduseapplication.Screening-AlloperatingequipmentlocatedontheroofofanybuildingshallbeenclosedsoastobescreenedfrompublicviewinaccordancewiththerequirementsoutlineunderRMC4-4-095.file:///H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-000165PlanningCornrnents.doc çctI]111ctiO12(1tft7GreenwoodHeatingPage4of6April13,2017Fences/RetainingWalls—Iftheapplicantintendstoinstallanyfencesaspartofthisproject,thelocationmustbedesignatedonthelandscapeplan.Afencetallerthansevenfeet(7’)requiresabuildingpermit.NeworexistingfencingwouldneedtocomplywithRMC4-4-040.Retainingwallsshallbecomposedofbrick,rock,texturedorpatternedconcrete,orothermasonryproductthatcomplementstheproposedbuildingandsitedevelopment.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.Pleaserefertoretainingwallstandards(RMC4-4-040)foradditionalinformation.Parking—Compliancewiththeparkingregulationsisrequiredwhenanexistingbuildingchangesalloraportionofabuilding/structureorlandusetoauserequiringmoreparkingthantheprevioususeexceptwhenlocatedinashoppingcenter.Thefollowingratioswouldbeapplicabletothesite:UseSquareFootageQ[UseRatioRequiredSpacesExisting16,140SFMm1.0space/1,000SFMm:16ManufacturingMax:1.5spaces/1,000SFMax:24Office16,140SFMm2.0spaces/1,000SFMm:32Max:4.5spaces/1,000SFMax:73Basedontheaboveinformation,itappearsthechangeofusewouldrequiremoreparkingthentheexistingmanufacturinguserequires;assuchcompliancewiththeparkingstandardswouldbetriggered.Noinformationfortheexistingparkingwasprovidedwiththesubmittal.Itshouldbenotedthattheparkingregulationsspecifystandardstalldimensions.Surfaceparkingstallsmustbeaminimumof9feetx20feet,compactdimensionsof814feetx16feet,andparallelstalldimensionsof9feetx23feet;compactsurfaceparkingspacesshallnotaccountformotethan30percentofthespacesinthesurfaceparkinglots.ADAaccessiblestallsmustbeaminimumof8feetinwidthby20feetinlength,withanadjacentaccessaisleof8feetinwidthforvanaccessiblespaces.TheappropriateamountofADAaccessiblestallsbasedonthetotalnumberofspacesmustbeprovidedperRMC4-4-80F.8.g.A25percentreductionorincreasefromtheminimumormaximumnumberofparkingspacesmaybegrantedfornonresidentialusesthroughsiteplanreviewiftheapplicantcanjustifythemodificationtothesatisfactionoftheAdministrator.Justificationmightinclude,butisnotlimitedto,quantitativeinformationsuchassalesreceipts,documentationofcustomerfrequency,andparkingstandardsofnearbycities.Modificationsbeyond25percentmustberequestedviatheformalmodificationprocess(RMC4-9-250D)Theproposalwouldalsoberequiredtoprovidebicycleparkingbasedon10percentoftherequirednumberofparkingstallsforofficeuses.Bicycleparkingshallbeprovidedforsecureextendeduseandshallprotecttheentirebicycleanditscomponentsandaccessoriesfromtheftandweather.Acceptableexamplesincludebikelockers,bikecheck-insystems,in-buildingparking,andlimitedaccessfencedareaswithweatherprotection.Thedevelopmentwouldrequireaminimumof3bicycleparkingspaces.SeeRMC4-4-O8OFllcforbicycleparkingstandards.Theapplicantwillberequiredatthetimeofformallanduseapplicationtoprovidedetailedparkinginformation(i.e.stallanddriveaisledimensions)andcalculationsofthesubjectsite.file:///H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-000165 GreenwoodHeatingPage5of6April13,2017VehicularConnection:Aconnectionshallbeprovidedforsite-to-sitevehicleaccessways,wheretopographicallyfeasible,toallowasmoothflowoftrafficacrossabuttingCAlotswithouttheneedtouseastreet.Accessmaycomprisetheaislebetweentowsofparkingstalls,butisnotallowedbetweenabuildingandapublicstreet.RefuseandRecyclingAreas—RefuseandrecyclingareasneedtomeettherequirementsofRMC4-4-090,“RefuseandRecyclablesStandards”.Therearegeneralrequirementsforallusesforlocation,signage,screening,andsetbacksforcollectionareasandspecificrequirements.Inoffice,educationalandinstitutionaldevelopments,aminimumoftwo(2)squarefeetpereveryonethousand(1,000)squarefeetofbuildinggrossfloorareashallbeprovidedforrecyclablesdepositareasandaminimumoffour(4)squarefeetperonethousand(1,000)squarefeetofbuildinggrossfloorareashallbeprovidedforrefusedepositareas.Atotalminimumareaofonehundred(100)squarefeetshallbeprovidedforrecyclingandrefusedepositareas.Basedonagrossfloorareaof16,140squarefeet,aminimumof32squarefeetwouldbeneededforrecyclablesareaandaminimumof65squarefeetwouldbeneededforrefuse.Thistotalfallsbelowtheminimum100squarefeet,therefore100squarefeetisrequired.Compliancewiththisrequirementwouldbeverifiedatthetimeofformallanduseapplication.Access—Drivewaywidthsarelimitedbythedrivewaystandards,inRMC4-40801.AccesstothesiteisproposedviaanexistingdrivewaycurbcutoffofJonesAvenueNE.BuildingDesignStandards—Exteriormodificationssuchasfacadechanges,windows,awnings,signage,etc.,shallcomplywiththeUrbanDesignRegulations,District‘D’,requirementsforthenewportionofthestructure,sign,orsiteimprovement.Alterations,enlargements,and/orrestorationsofnonconformingstructurespursuanttoRMC4-10-050,NonconformingStructuresalsotriggerdesignrequirements.SeeRentonMunicipalCodesection4-3-100formoreinformationregardingtheUrbanDesignRegulations.Thefollowingbulletsareafewofthestandardsoutlinedintheregulations.•Aprimaryentranceofeachbuildingshallbelocatedonthefacadefacingastreet,shallbeprominent,visiblefromthestreet,connectedbyawalkwaytothepublicsidewalk,andincludehuman-scaleelements.•Parkingshallbelocatedsothatnosurfaceparkingislocatedbetweenabuildingandthefrontpropertyline,orthebuildingandsidepropertyline,onthestreetsideofacornerlot.•Amenitiessuchasoutdoorgroupseating,benches,transitshelters,fountains,andpublicartshallbeprovided.•Onanyfaçadevisibletothepublic,transparentwindowsand/ordoorsarerequiredtocompriseatleast50%oftheportionofthegroundfloorfacadethatisbetween4feetand8feetaboveground.•Buildingsshalluseatleastoneofthefollowingelementstocreatevariedandinterestingroofprofiles(seeillustration,subsectionRMC4-3-1001.5.f):extendedparapets;featureelementsprojectingaboveparapets;projectedcornices;pitchedorslopedroofs.•Buildingsshallemploymaterialvariationssuchascolors,brickormetalbanding,patterns,ortexturalchanges.Designreviewwouldbecompletedduringtheformalbuildingrevieworsiteplanreviewprocess.file:///H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-000165PlanningComments.doc GreenwoodHeatingPage6of6April13,2017CriticalAreas:sensitiveslopesandseismichazardareaaremappedonthesite.Ageotechnicalreportshallbeprovidedbyaqualifiedprofessional.Thestudyshalldemonstratethattheproposalwillnotincreasethethreatofthegeologicalhazardtoadjacentpropertiesbeyondthepre-developmentconditions,theproposalwillnotadverselyimpactothercriticalareas,andthedevelopmentcanbesafelyaccommodatedonthesite.Inaddition,thestudyshallassesssoilconditionsanddetailconstructionmeasurestoassurebuildingstability.Inaddition,awetlandismappedontheprojectsite.Awetlanddelineationandreportwouldberequiredwiththeformallanduseapplication.Ifimpactsareproposedtothewetlandorbufferareaapreliminarywetlandmitigationplanwouldalsoberequired.WetlandslocatedonsitearerequiredtobeprotectedwithinaNativeGrowthProtectionEasement(NGPE),whichshallberecordedoverthesitepriortobuildingpermitapproval.AnunnamedTypeFstreamhasbeenidentifiedoff-sitetothenortheast.TypeFstreamsrequirea115-footbufferwitha15-footbuildingsetback.Astreamstudywouldberequiredwiththeformallanduseapplication,ifimpactsareproposedtothestreamorbufferareaapreliminarymitigationplanandasupplementalstreamstudywouldalsoberequired.EnvironmentalReview:Environmental(SEPA)Reviewwouldberequiredforachangeofusefromindustrialtoofficeastheproposalexceeds4,000squarefeet.PermitRequirements:TheproposedprojectwouldrequireSitePlanReviewandEnvironmental(SEPA)Review.Alllandusepermitswouldbeprocessedwithinanestimatedtimeframeof6-8weeks.Theapplicationfeeswouldtotal$4,120($2,500SitePlanReview+$1,500SEPAReview+$120technologyfee).Thetechnologyfeeisanticipatedtoincreaseduring2017.Detailedinformationregardingthelanduseapplicationsubmittalisprovided.Inadditiontotherequiredlandusepermits,separateconstructionandbuildingpermitswouldberequired.PublicInformationSign:Theapplicantisrequiredtoinstallaproposedlanduseactionsignonthesubjectpropertyperthespecificationsprovidedintheaccompaniedpublicinformationsignhandout.Theapplicantissolelyresponsiblefortheconstruction,installation,maintenance,removal,andanycostsassociatedwiththesign.ImpactMitigationFees:Inadditiontotheapplicablebuildingandconstructionfees,thefollowingimpactfeeswouldberequitedpriortotheissuanceofbuildingpermits.Beloware2017fees:•AFireMitigationfeebasedontherateestablishedbytheRentonFireAuthoritywouldbeassessed.•ATransportationMitigationFeebasedonthefeeestablishedintheITEmanualwouldberequired.ExpirationandExtensions:OncetheSitePlanandEnvironmentalReviewapplicationshavebeenapproved,theapplicanthastwoyearstocomplywithallconditionsofapprovalandtoapplyforanynecessarypermitsbeforetheapprovalbecomesnullandvoid.Asingletwo-yearextensionmaybegranted.Note:Whentheformalapllcationmaterialsarecomplete,theapplicantisstronglyencouragedtohaveonecopyoftheapplicationmaterialspre-screenedatthe6thfloorfrontcounterpriortosubmittingthecompleteapplicationpackage.PleasecalloremailAngeleaWeibs,AssociatePlannerat425-430-7312oraweihs@rentonwa.govforanappointment.fiIe:///H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000165.Angelea\17-000165PInnina(‘r,mmntcdnc 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