HomeMy WebLinkAboutPRE_PreapplicationReviewComments_JillDing_161103_v1PREAPPLICATION MEETING FOR
King County AFIS Lab
900 Oaksdale Avenue SW
PRE 16-000743
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 3, 2016
Contact Information:
Planner: Jill Ding, 425.430.6598
Public Works Plan Reviewer: Rohini Nair, 425.430.7298N�1�°NWA_6f
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 'City of , f }--
Department
M E M O R A N D U M
DATE: 10/12/2016 12:00:OOAM
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (King County AFIS Lab Tenant Improvement and Addition) PRE16-000743
1. Existing fire sprinkler and fire alarm systems shall be extended into the building addition. Separate plans
and permits are required to be submitted to and obtained from the Renton Regional Fire Authority.
2. Proposed building addtion is in direct conflict with the existing established fire lane apparatus access
roadway. Either reconfigure the addition out of this area or establish anew fire lane roadway around the
proposed addition. Additional existing parking lot and parking spaces will have to be relocated/eliminated in
order to accomodate a new fire lane. Fire lane width is required to be a minimum of 20 -feet wide and turning
radius are 25 -feet inside and 45 -feet outside. Fire lane signage required per city code.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
TO: Jill Ding, Senior Planner
FROM: Rohini Nair, Plan Reviewer
SUBJECT: (King County AFIS Lab Tenant Improvement and Addition) PRE16-000743
City of
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding
and may not 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.
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 comments
1. There is an existing 12 -inch / 10 -inch looped water main around the building that can deliver 3,700 gpm.
(see water plans no. W-1902, W-1998, W-0979, W-1038)
2. The static pressure is approximately 75 psi at ground elevation of 20 feet.
3. There is an existing 8 -inch fire sprinkler stub and an 8" DDCVA in a vault located the parking lot near the
southeast corner of the building.
4. There is an existing 2 -inch domestic meter serving the existing building.
Sewer comments
1. There is an 8 inch sewer main serving the site.
Storm Comments
1. A drainage review is required for projects that include any of the following criteria:
a. 2,000 square feet or more of new and/or replaced impervious surface, or
b. 7,000 square feet or more of land disturbing activity, or
c. proposes to construct or modify a drainage pipe or ditch that is 12 inches or more in size, or
d. is located in a flood hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area,
landslide hazard drainage area, or
e. the redevelopment project has a total of new plus replaced impervious surface of 5,000 square feet or
more, and exceeds 50% of the assessed value of the existing site improvements.
If drainage review threshold is triggered, a drainage review complying with the 2009 City of Renton Surface
Water Design Manual Amendment which amends the 2009 KCSWDM is required.
Based on the City's flow control map, this site falls within the Flow Control Standard (Peak Rate Existing Site
Conditions). Refer to Figure 1.1.2.A— Flow chart for determining the type of drainage review required in the
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City of Renton 2009 Surface Water Design Manual Amendment. Drainage improvements as per the
requirements of the City Amendments and the 2009 King County Surface Water Manual will be required from
the proposed development. Storm water BMP's applicable to the site must be provided and should be
included with the land use application that is submitted for the project.
Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based
on the 2016 King County Surface Water Design Manual. All projects vested after January 2, 2017 will be
subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project
vesting.
2. A geotechnical report based on RMC 4-8-120.D.7 is required if a drainage review is required. Information
on the water table and soil permeability with recommendations of appropriate flow control BMP options with
typical designs for the site from the geotechnical engineer shall be submitted with the application. The
geotechnical report should include if the soil is suitable/unsuitable for infiltration.
3. Surface water system development charge (SDC) fee for stormwater is applicable at the time of issuance
of the utility construction permit.
Transportation comments
1. The proposed project consists of a tenant improvement and addition to an existing building. There is no
proposed change to the site access from the public street.
2. The site has frontage on Oakesdale Avenue South, which is a 5 lane principal arterial. Per RMC 4-6-060,
ROW dedication and street frontage improvements are applicable for projects that are not internal only
remodel projects and if the project cost exceeds 50,000 dollars. Code requires a minimum ROW width of 103
feet which includes a 66 feet paved travel width, 0.5 feet wide curbs, 8 feet wide landscaped planters, 8 feet
wide sidewalk, and a 2 feet clear width back of the sidewalk. The existing ROW width is approximately 80
feet. The City's transportation group has determined that the existing curb to curb pavement width is
sufficient for this portion of Oakesdale Avenue South. However, the 0.5 feet wide curb, 8 feet wide
landscaped planter, 8 feet wide sidewalk, and the 2 feet clear width back of sidewalk along with the ROW
dedication, are still required as per code. The applicant may submit an application to the City requesting a
modification as outlined in City code 4-9-25005d
3. Traffic impact study is required from projects that generate 20 or more peak hour trips in the AM peak or
PM peak. Traffic impact study guidelines is provided with this preapplication memo.
4. Street lighting is required from commercial projects with more than 5,000 square feet area. Street lighting
is also required from industrial projects with more than 10,000 square feet area.
S. Payment of transportation impact fee is applicable at the time of building permit.
General Comments
1. All construction or service utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the
drainage report, the permit application, an itemized cost of construction estimate, and application fee at the
counter on the sixth floor.
3. All utilities serving the site are required to be undergrounded.
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DEPARTMENT OF RentCITY OF
on
COMMUNITY AND
ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 3, 2016
TO: Pre -Application File No. 16-000743
FROM: Jill Ding, Senior Planner
SUBJECT: King County AFIS Lab
900 Oaksdale Avenue 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 at www.rentonwa.gov.
Project Proposal: The project site is located on the east side of Oaksdale Avenue SW south of
SW 7m Street, and is addressed as 900 Oaksdale Avenue SW. The proposal includes the
construction of new facilities for the relocation of the County's Automated Fingerprint
Identification System (AFIS) processing laboratory. The new AFIS laboratory is planned to occupy
approximately 15,000 square feet of renovated space on the first floor of the King County Black
River Building. In addition to these tenant improvements, a facility is planned for processing
vehicles. A one story addition to the building, approximately 3,000 square feet in gross area, is
proposed to the added on the east (rear) side of the building. This addition would eliminate 25
of the approximately 317 parking spaces onsite. A flood hazard and seismic hazard area are
mapped on the project site. Springbrook Creek is located offsite to the west.
Current Use: Currently the site is occupied with a 66,852 square foot office building.
Development Standards: The project would be subject to RMC 4-2-120B, "Development
Standards for Commercial Zoning Designations' effective at the time of complete application
(noted as "CO standards' herein).
Zoning: The property is located within the Employment Area (EA) land use designation, the
Commercial Office (CO) zoning designation. Other government offices and facilities are
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permitted within the CO zone with the approval of a Hearing Examiner Conditional Use
Permit.
Minimum Lot Size, Width and Depth — The minimum lot size required in the CO zone is 25,000
square feet. There are no minimum width or depth requirements. The existing site area totals
214,079 square feet, which exceeds the minimum lot size requirement. No changes are
proposed to the existing lot size, width, or depth as a result of this proposal.
Lot Coverage — The maximum building coverage permitted in the CO zone is 65% of the lot area
of 75% if parking is provided within the building. Information on the total building footprint the
proposal would generate was not included with the pre -application materials. Compliance
with this requirement would be verified during the formal land use application review process.
Setbacks — Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CO zone are as follows:
Minimum front yard/side yard along a street: Buildings less than 25 feet in height: 15 feet
Buildings 25 feet to 80 feet in height: 20 feet
Buildings over 80 feet in height 30 feet
There are no rear or side yard setbacks, except 15 feet when the site abuts a residential zone.
The proposed addition would occur on the rear of the property and appears to be in
compliance with the minimum setback requirements. Compliance with this requirement would
be verified during the formal land use application review process.
Building Height — The maximum building height permitted in the CO zone is 250 feet. Height
information was not included in the pre -application materials; therefore staff was unable to
verify compliance with this requirement. Compliance with this requirement would be verified
during the formal land use application review process.
Landscaping — Landscaping requirements are applicable if additions are proposed to a building
that increase the overall square footage by 1/3 or if improvements are proposed that increase
the property valuation by 50%. The development standards require that all pervious areas
within the property boundaries be landscaped. Therefore, all areas of the site not covered by
structures, required parking, access, circulation or patios, must be landscaped with native,
drought -resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all
public street frontages, with the exception of areas for required walkways and driveways.
Surface parking lots with more than 100 parking spaces are required to provide 35 square feet
of interior parking lot landscaping. Perimeter parking lot landscaping is required, as specified
below:
Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as
measured from the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial,
and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street
frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty
percent (50%) of shrubs may be deciduous.
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c. Ground cover in sufficient quantities to provide at least ninety percent (90%) 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 landscape plan is required at the time of formal land use application.
Tree Preservation — 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
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. A tree retention plan is required at the
time of formal land use application.
Screening - All operating equipment located on the roof of any building shall be enclosed so as
to be screened from public view in accordance with the requirements outline under RMC 4-4-
095.
Fences/Retaining Walls — If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A fence taller than six feet (6') requires a
building permit. New or existing fencing would need to comply with RMC 4-4-040.
Retaining walls 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 (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information.
Parkin —The following ratios would be applicable to the site:
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Use
Square Footage of Use
Ratio
Required
Spaces
Laboratories
Approx. 18,000 sf
Min: 1 space per 1,000 sf of net
Min: 18
floor area
Max: 27
Max: 1.5 spaces per 1,000 sf of
net floor area
Staff did not have information regarding all the uses within the existing building; therefore
staff was unable to determine if adequate parking is available for all uses on site. The
applicant will be required at the time of formal land use application to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. A
twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the
applicant can justify the modification to the satisfaction of the Administrator. Justification
might include, but is not limited to, quantitative information such as sales receipts,
documentation of customer frequency, and parking standards of nearby cities. It should be
noted that the parking regulations specify standard stall dimensions. Surface parking stalls must
be a minimum of 9 feet x 20 feet, compact dimensions of 8% feet x 16 feet, and parallel stall
dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than
30 percent of the spaces in the surface parking lots.
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. The appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided.
Bicycle parking is required at a rate of 10 percent of required parking spaces. Based on the
minimum requirement of 18 parking stalls, 2 bicycle parking spaces would be required that
comply with RMC 4-4-080F.11.c. Bicycle parking shall be provided for secure extended use and
shall protect the entire bicycle and its components and accessories from theft and weather.
Acceptable examples include bike lockers, bike check-in systems, in -building parking, and
limited access fenced areas with weather protection.
Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC
4-4-090, "Refuse and Recyclables Standards'. There are general requirements for all uses for
location, signage, screening, and setbacks for collection areas and specific requirements. The
proposed use would be considered an office, educational and institutional development which
requires a minimum of 2 square feet per every 1,000 square feet of building gross floor area
shall be provided for recyclable deposit areas and a minimum of 4 square feet per 1,000 square
feet of building gross floor area shall be provided for refuse deposit areas with a total minimum
area of 100 sf. Staff anticipates that adequate refuse and recyclable deposit areas were
provided for the existing office building, however additional space may be required for the
3,000 square foot addition area. Compliance with this requirement would be verified during
the formal land use application review process.
Access — Driveway widths are limited by the driveway standards, in RMC 4-40801. Access to the
site is proposed via an existing driveway curb cut off of Jones Avenue NE.
A pedestrian connection shall be provided from a public entrance to the street, unless the
Reviewing Official determines that the requirement would unduly endanger the pedestrian.
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Critical Areas: A seismic hazard area is mapped on the site. A geotechnical report may be
required at the time of formal land use application by a qualified professional. The study shall
demonstrate that the proposal will not increase the threat of the geological hazard to adjacent
properties beyond the pre -development conditions, the proposal will not adversely impact
other critical areas, and the development can be safely accommodated on the site. In addition,
the study shall assess soil conditions and detail construction measures to assure building
stability.
In addition, a floodplain is mapped on the project site. In this area of the City, it is anticipated
that FEMA will be adopting the DFIRM. If any development is proposed within the floodplain, a
flood hazard study would be required at the time of formal land use application. The study
would need to demonstrate that the proposed development would be constructed 1 foot above
base floor elevation for the DFIRM and provide an analysis as to whether the proposal would
require compensatory storage.
Springbrook Creek is located offsite to the west. Springbrook Creek is a Shoreline of the State
and is subject to the provisions of the Shoreline Management Act. If any work is proposed
within 200 feet of Springbrook Creek, the proposal would be required to comply with the City's
Shoreline Master Program.
Environmental Review: The proposal may be subject to Environmental (SEPA) Review if the
proposal involves a change of use totaling more than 4,000 square feet.
Permit Requirements: The proposed project would likely require a Hearing Examiner
Conditional Use Permit, Site Plan Review and Environmental (SEPA) Review. All land use permits
would be processed within an estimated time frame of 10-12 weeks. The 2016 application fees
would total $5,150 ($2,500 CUP + $1,500 Site Plan Review + $1,000 SEPA Review + $150
technology fee = $5,150). Detailed information regarding the land use application submittal is
provided in the attached handouts. In addition to the required land use permits, separate
construction and building permits would be required. The 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 Notice: The applicant will be required to install a public information sign on the property.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following impact fees would be required prior to the issuance of building permits. Below are
2016 fees:
• A Fire Mitigation fee based on the rate established by the Renton Fire Authority would
be assessed.
• A Transportation Mitigation Fee based on the fee established in the ITE manual would
be required.
Expiration and Extensions: Once the Conditional Use Permit application has been approved, the
applicant has two years to comply with all conditions of approval and to apply for any necessary
permits before the 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
encouraged to have one copy of the application materials pre-screened at the 6th floor front
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counter prior to submitting the complete application package. Please contact Jill Ding, Senior
Planner at 425-430-6598 or jding@rentonwa.gov for an appointment.
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