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HomeMy WebLinkAboutD_Admin Decision_NW_Gourmet_Freezer_190108.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_NW_Gourmet_Freezer_190108 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: January 8, 2019 Project File Number: PR18-000574 Project Name: NW Gourmet Freezer Addition Land Use File Number: LUA18-000667, SA-A Project Manager: Jeffrey Taylor, Assistant Planner Owner: Mike Gilroy, 600 SW 7th Street, Renton, WA 98057 Applicant: Mike Gilroy, 600 SW 7th Street, Renton, WA 98057 Contact: James Carlton, Tahoma Design Group, 2215 N. 30th Street, Tacoma, WA 98402 Project Location: 600 SW 7th Street, Renton, WA 98057 Project Summary: The applicant is requesting Administrative Site Plan Review, a SEPA Addendum, and one Modification to the street standards to construct a new 6,386 square foot freezer for the storage of soup and other food products, located at 600 SW 7th Street. The subject property totals 218,300 square feet (5.01) acres and is located in the Employment Area Comprehensive Plan land use designation and Medium Industrial (IM) zoning classification. The property is developed with a 66,786 square foot warehouse for the storage of food products. Vehicle access to the subject property would be maintained on SW 7th Street, utilizing the existing curb cuts. The applicant has requested a modification to street standards to keep the existing improvements and not increase their required frontage dedication. The applicant does not propose to remove any existing trees, and would plant new street trees throughout the landscape strip along SW 7th Street. The City’s mapping system indicates the site is within a High Seismic Hazard Area. Studies and reports submitted with the master application include a geotechnical report and a traffic report. Site Area: 5 Acres (218,300 Sq. Ft.) City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 2 of 19 D_NW_Gourmet_Freezer_190108 B. EXHIBITS: Exhibits 1-7: As shown in the SEPA Addendum prepared by City of Renton, dated December 10, 2018 Exhibit 8: Administrative Report and Decision Exhibit 9: Landscape Plan Exhibit 10: Architectural Elevations Exhibit 11: Technical Information Report (TIR), prepared by AHBL, dated September 4, 2018 Exhibit 12: Applicant’s SEPA Addendum Request and Justification Exhibit 13: Advisory Notes to the Applicant C. GENERAL INFORMATION: 1. Owner(s) of Record: Gilroy Real Estate Investments, LLC 2. Zoning Classification: Medium Industrial (IM) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Food Warehousing 5. Critical Areas: High Seismic Hazard 6. Neighborhood Characteristics: a. North: Apartments, Residential Multi-Family (RM-F) b. East: Warehousing, Medium Industrial (IM) c. South: Warehousing, Medium Industrial (IM) d. West: Warehousing, Medium Industrial (IM) 7. Site Area: 5 Acres (218,300 Sq. Ft.) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 1745 04/19/1959 Environmental Review LUA13-000562 N/A 06/10/2013 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing water main in SW 7th Street. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 3 of 19 D_NW_Gourmet_Freezer_190108 b. Sewer: Sewer service is provided by the City of Renton. There is an existing sewer main in SW 7th Street. c. Surface/Storm Water: The proposal will continue to use the existing storm drain system on site which collects all water and conveys to the City’s regional stormwater system located in SW 7th Street. 2. Streets: SW 7th Street is a minor arterial street with an available right-of-way (ROW) width of 80 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variance, Waiver, Modification, and Alternatives 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on November 14, 2018 and determined the application complete on November 20, 2018. The project complies with the 120-day review period. 2. The project site is located at 600 SW 7th Street, Renton, WA 98057. 3. The project site is currently developed with an industrial food warehousing facility. 4. Access to the site would be provided via three existing curb cuts along SW 7th Street. 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the Medium Industrial (IM) zoning classification. 7. All 10 trees located on-site are proposed to be retained. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 4 of 19 D_NW_Gourmet_Freezer_190108 8. The site is mapped with High Seismic Hazard. 9. No grading is proposed to construct the project. 10. The applicant is proposing to begin construction in January, 2019 and end in May, 2019. 11. Staff received no public or agency comment letters. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA designation is to create areas primarily used for industrial development or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination.  Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. 14. Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130.A, if all conditions of approval are met: Compliance IM Zone Develop Standards and Analysis  Use: Food Warehousing City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 5 of 19 D_NW_Gourmet_Freezer_190108 Staff Comment: Warehousing is permitted in the IM zone. N/A Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The subject property is 218,000 sq. ft. No change to the lot size is proposed as part of this project.  Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. The minimum secondary front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. There are no side or rear yard setback requirements, except 50 feet if abutting a lot zoned residential. Staff Comment: The proposed addition is approximately 151 feet from the front lot line complying with the required front yard setback. There are no side or rear yard setback requirements since the subject property is not abutting a residential lot. Therefore, the project complies with all setback requirements for the zone.  Building Standards: There are no maximum lot coverage requirements for buildings in the IM zone. There are no maximum building height requirements in the IM zone. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: 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. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 6 of 19 D_NW_Gourmet_Freezer_190108 Staff Comment: The proposal does not meet any landscaping applicability criteria. Therefore, parking lot landscaping is not required as part of this project. However, street trees shall be required along SW 7th Street in the existing planter strip. The applicant proposes to plant three (3) blaze maple street trees. Staff recommends that a different tree species be selected. The proposed blaze maple tree is classified as a large tree on the City of Renton approved tree list. Large trees planted in equivalently sized landscape strips on adjacent properties have caused recurring damage to sidewalks due to uprooting. Staff recommends planting Ginkgo trees, a medium tree on the City’s street tree list, instead of the blaze maples or a different medium species approved by the Current Planning Project Manager.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. 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. Staff Comment: No trees are proposed to be removed. Compliant if condition of approval is met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: The applicant proposes an 8-foot tall chain link fence with slats to screen all surface mounted utility equipment from public view. The City of Renton municipal code requires that all surface mounted equipment be screened from view and requires that the fence be compatible in terms of material and color with the proposed and existing structures. A chain link fence would not constitute a solid fence. In addition to slats, the fence would require additional design elements to ensure it has a pleasing aesthetic, is compatible with existing structures and landscaping, and creates a solid barrier between the public realm and the proposed HVAC equipment. Staff recommends that landscaping, such as an evergreen hedge or evergreen bushes, be provided in front of the proposed fence to create a solid, aesthetically pleasing barrier. Alternatively, the applicant may propose a solid fence, such as painted cedar, to match the proposed structure. Sufficient information shall be provided with the building permit submittal, as determined by the Current Planning Project Manager, to ensure all equipment is fully screened and the fence is materially compatible with the existing structure. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 7 of 19 D_NW_Gourmet_Freezer_190108 Compliant if condition of approval is met Refuse and Recycling: In manufacturing and other nonresidential developments, 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. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: Including the proposed addition, the total gross floor area of the warehouse would be 73,172 sq. ft., requiring 220 square feet of recyclables deposit areas, and 440 square feet of refuse deposit areas, for a total area of 660 sq. ft. The submitted site plan identifies a new 525 sq. ft. trash enclosure at the NW corner of the existing warehouse, 135 sq. ft. less than required. Staff recommends as a conditions of approval that an update site plan is provided with the building permit application that identifies an additional 135 sq. ft. of area to meet minimum refuse and recycling requirements, unless a modification to these standards is applied for and approved. The site plan does not differentiate between refuse and recycling space. This differentiation would need to be included as part of the building permit submittal to ensure compliance with refuse and recycling standards. The trash enclosure will be screened by an 8-foot tall chain link fence with slats to screen the enclosure from public view. The enclosure is positioned at the back of the site screened from the north by dense vegetation, from the east by the existing warehouse, and from the south by the large storage tanks and four foot security wall. The existing landscaping and buildings provided sufficient screening for the refuse and recycling facility.  Parking: Parking regulations for Warehouses and indoor storage buildings require that a minimum and maximum of 1 parking space per 1,500 square feet of net floor area be provided. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Compact spaces are not to exceed thirty percent (30%) of required parking spaces. Staff Comment: The proposed addition does not meet the applicability criteria for parking, loading and driveway regulations and therefore no change is required. 15. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis Compliant if condition of approval is met High Seismic Hazard Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. Staff Comment: A Geotechnical Report, prepared by Migizi Group, Inc. was submitted with the proposal, dated July 27th, 2018 (Exhibit 7). Subsurface exploration was conducted which included drilling three (3) hollow stem auger borings from a truck mounted rig, labeled B-1 (30.1 feet in depth), B-2 (30.2 feet in depth), and B-3 (31.0 feet in depth). An engineering geologist from Migizi Group continuously observed the City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 8 of 19 D_NW_Gourmet_Freezer_190108 borings, logged the subsurface conditions, and collected soil samples. All sampled were stored in watertight containers and later transported to a laboratory for further visual examination. After the borings were completed they were backfilled with bentonite chips. Throughout the drilled operation, soil samples were obtained at 2.5 or 5.0-foot depth intervals by means of the Standard Penetration Test (SPT) per ASTM:D-1586. This testing and sampling procedure consists of driving a standard 2-inch-diamter steel spill- spoon samples 18 inches into the soil with a 140-pound hammer free-falling 30 inches. The number of blows required to drive the sampler through each 6-inch interval is counted and the total number of blows struck during the final 12 inches is recorded as the Standard Penetration Resistance. If a total of 50 blows are struck within any 6-inch interval, the driving is stopped and the blow count is recorded as 50 blows for the actual penetration distance. The resulting Standard Penetration Resistance values indicate the relative density of granular soils and the relative consistency of cohesive soil. All three auger borings were conducted east of the southern part of the existing warehouse in the footprint of the proposed freezer addition. In each of these borings the geologists encountered roughly 8 inches of asphalt overlaying 6 to 18 inches of fill comprised of medium dense crushed rock base, course and gravelly sand with varying amounts of silt. Underlining the fill layer they encountered native soils comprised of either soft silt and silty sand, or coarser sands containing varying amounts of gravel. Soil mottling was observed at 5 feet in boring B-3. In borings B-2 and B-3, grain size and gravel content tended to increase with depth until reaching glacial till at depths of 28 feet and 30.5 feet, respectively. In boring B-1, a layer of loose silty sand bearing abundant organics was encountered from 20.5 feet to 23 feet beneath an 8.5 foot thick unit of medium-dense sand with gravel. The site is relatively flat with only a slight variation in grade. Vegetation is limited to ornamental trees and landscaped grassy areas on the south half of the site. No surface water or hydrologic features were observed on the site such as seeps, springs, ponds, or streams, nor were surface expressions of groundwater observed. Groundwater was identified at a depth of 8 to 9 feet in each boring. However, drilling through silt-rich soil can often mask the actual depth of groundwater and it is likely that the actual depth is somewhat shallower. It is the opinion of Migizi Group Inc. that seasonally high groundwater could raise as high as 5 feet below the subsurface. Soil conditions are slowly permeable to relatively impermeable glacial till soils at shallow depths. Due to these soil conditions, ground water should be diverted to the existing on-site storm system since infiltration will not be feasible for this project. Based on the analysis done by Migizi Group Inc., the on-site soil conditions generally correspond to a Class E site, as defined by the international building code. Liquefaction is a sudden increase in pore water pressure and a sudden loss of soil shear strength caused by shear strains, as could be a result of an earthquake. Saturated loose sands with fine (silt and clay) content less than approximately 20% are more susceptible to liquefaction, but very loose silt can liquefy under severe seismic conditions. Based on the previous report issued by E3RA on May 22, 2013 loose saturated soil samples were collected at a depth of 10 to 11.5 feet below the footprint of the oil storage tanks. These samples contained 21% silt, 76% fine sand, and a small amount of coarser sand and gravel. Based on these finding soils underlying the site could liquefy during a severe seismic event, especially when groundwater is seasonally high. In order to address soil and liquefaction conditions within the proposed expansion area, and limit settlement City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 9 of 19 D_NW_Gourmet_Freezer_190108 of the addition and new settlement of the existing structure, Migizi Group, Inc. recommends that all foundation elements and the floor slabs be supported by auger cast piles. Project construction shall comply with all recommendations outlined in the geotechnical report prepared by Migizi Group, Inc., dated July 27th, 2018. 16. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IM zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests. The proposal is consistent with the Site Plan Review criteria, if all conditions of approval are complied with: Compliance Site Plan Criteria and Analysis  a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 14, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Compliant if conditions of approval are met e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The IM zone has no maximum height, and no side or rear setback. Despite this, development should not be overscale or be over concentrated on one portion of the site. Expansion of the warehouse originally constructed in 1971 has been incremental and balanced across this 5 acre site. The first expansion, an office, is located on the south side of the structure. The second expansion, six (6) tanks for the storage of vegetable oil, is located on the west side of the building. The current project proposes to construct a freezer on the east side of the building. The proposed addition does not exceed the height of the existing structure and occupies less than 50% of eastern façade of the existing structure. The 6,386 square foot addition would only increase the existing 66,786 square foot structure by 9.6%. As designed, the freezer addition does not over-concentrate development on any particular portion of the site, nor is it overscale when considering the size of the existing development. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: No change is proposed to international circulation as part of this project. The current circulation route appears to be safe and efficient for all users. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 10 of 19 D_NW_Gourmet_Freezer_190108 minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: All storage will be placed inside of the proposed freezer addition. No outdoor storage is anticipated as part of the project. All equipment will be screened as detailed in FOF 14, Zoning Development Standard: Screening and Refuse and Recycling. Existing loading bays in the northeastern corner of the site will be screened by the proposed addition from public view. The new structure will be sited south of the existing loading bays entirely blocking the bays from pedestrian view from the street. Property to the east and west are industrialized and not conducive to pedestrian foot traffic along their respective western and eastern lot lines. From the north, dense vegetation and the rail corridor screen the bays. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The site itself, and the surrounding area, have been industrialized for decades and have few natural features. The only remaining vegetation is ornamental trees, manicured grass, and dense trees to the north of the structure adjacent to the rail corridor (See FOF 16, Structure Scale). Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: The project site currently houses 10 mature trees, and dense vegetation behind the existing warehouse along the railroad tracks. The retention of these mature trees, as well as the addition of three street trees will serve as a visual barrier between the public right-of-way (ROW) and the industrial use of the property. The expansive yard, and existing planter strips within the parking lot serve to further screen the site, and block noise and reduce glare caused by vehicle traffic on the site. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommended that a lighting plan be provided at the time of building permit review, if new lights are proposed as a part of the freezer addition. Compliant if condition of approval is met f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed freezer would eliminate the necessity for fork lifts to exit the warehouse and load/unload refrigerated trucks in the existing loading dock. All noise previously created by the process of hauling food materials to and from the loading dock would be entirely self-contained within the proposed freezer. The orientation of the freezer would create a 30-foot setback from the property line and screen the loading bay behind the addition. This would leave ample travel space for trucks to access the rear loading bays. It would also serve as a physical barrier to reduce noise caused by the three (3) remaining exterior loading bays. Since the site is bordered by industrial uses and railroad tracks, the group most effected by such noise would be pedestrians and cyclists traveling down SW 7th Street. The positioning of the building City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 11 of 19 D_NW_Gourmet_Freezer_190108 would block substantially more noise from reaching the pedestrian space than the current open air configuration. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The scale is appropriate for the intended purpose of the freezer and previous development on the site, but is anticipated have impacts on views and vistas. The freezer is proposed on the eastern side of the existing structure, sited on top of an existing loading dock, but is otherwise undeveloped above ground level. This creates a vista along the eastern side of the property which extends across the rail corridor bordering the northern property line, and terminates at a tree line screening the rail corridor from the single family homes built further north. The freezer is proposed to terminate this vista at the midpoint of the property, restricting the pedestrian/cyclist viewshed to the southern wall of the freezer addition. The City of Renton plans to construct a shared pedestrian/bicycle path along SW 7th Street, which is likely to increase traffic along the route and further exacerbate the visual impact. Staff recommends that the addition be architecturally compatible with the existing warehouse, in terms of material and color, to create a cohesive aesthetic that will draw less attention from pedestrians on and adjacent to the site, mitigating the impact of the proposed development. The addition is not anticipated to affect sunlight, prevailing winds or site amenities. The addition constitutes less than a 10% increase in size to the existing warehouse and reserves a 30-foot setback along the eastern side of the lot for vehicular travel. Pedestrians would access the addition internally from the south eastern portion of the site, through the office. The scale of the addition is not anticipated to impede this movement. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: No cut and fill is proposed as part of this project. Existing impervious surface will be replaced to construct the proposed addition. No new impervious surface will be added as part of this project. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bio- retention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: The existing parking area contains a landscape strip, and two landscaped islands to break up impervious surface coverage. No changes are proposed to the parking area as part of this project. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 12 of 19 D_NW_Gourmet_Freezer_190108 design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 14, Zoning Development Standard: Landscaping.  g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: Access is currenlty provided off of SW 7th Street with three curb cuts to the site. SW 7th street is considered a minor arterial street. Two cuts are located on the west portion of the site used to access the surface parking lot and the main building entrance, the third is located on the east edge of the site providing access to the loading docks. Based on the existing site layout and the parking lot design removal of any one curb cut is not feasible or pratical at this time as no changes are proposed to the surface parking lot. However, the consolidation of the most eastelry curb cut would be feasable with the property to the east (Harper Engineering. Consolidation of these two driveways should be considered when updated frontage improvments are installed along SW 7th Street. The site does not front any other roads, and abuts railroad ROWs to the north and east. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: No change is proposed to internal circulation as part of this project. The current circulation route appears to be safe and efficient for all users. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Loading and delivery would continue on the northeast corner of the structure behind the proposed addition. Three (3) loading bays will remain on the exterior of the structure. Two (2) loading bays will be converted to internal connections between the freezer and the warehouse. All parking and pedestrian areas are to remain at the SW corner of the site, separated from the loading bays by landscaping, the office, warehouse, and freezer. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: The proposed addition does not meet the applicability criteria for parking, loading and driveway regulations and therefore no change is required. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: The property is developed with sidewalks to and from the administrative office on the site that connect pedestrians to the parking lot on the western portion of the site. The sidewalks and landscaping surrounding these pedestrian connections are well maintained and include flowers, shrubs and trees. The parking lot contains two (2) landscaped islands containing well maintained grass and trees. No clear pedestrian path exists to the sidewalk from the office, but the office City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 13 of 19 D_NW_Gourmet_Freezer_190108 employs very few employees and the site and surrounding are industrial in nature and do not attract significant foot traffic.  h. Open Space: Incorporating 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. Staff Comment: The entire SE portion of the site contains an expansive lawn. This area could be utilized by employees as recreation space if desired. This space is broken up by island of trees, shrubs, flowers, and bushes that serve as focal points and draw attention away from the industrial nature of the site.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: The site itself, and the surrounding area, have been industrialized for decades and have few natural features. The only remaining vegetation is ornamental trees, manicured grass, and dense trees to the north of the structure adjacent to the rail corridor (See FOF 16, Structure Scale). Compliant if conditions of approval are met k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. Water and Sewer. Staff Comment: The proposed development is within the City’s water service area and in the Valley 196 Pressure Zone. There is an existing 12-inch water main located on SW 7th Street. The water main can deliver a maximum flow rate of 1,800 gpm. The static water pressure is about 74 psi at elevation 24 feet. There is an existing 4-inch domestic water meter and an 8-inch fire sprinkler supply line with an approved DDCVA located in the building. The domestic water meter has a 4-inch RPBA located inside the building. The site is located outside of an Aquifer Protection Area. A grease Interceptor is required for the project and is shown on the Utility Plan submitted with the project application. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on-site so that is accessible for routine maintenance and be a minimum of 1500 gallons. The applicant shall have King County Industrial Waste review and approve the addition to ensure they are in compliance with their existing industrial waste permit with King County. If there are any modifications or additions to the grease interceptor, the applicant will need to obtain a permit through the City of Renton. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 14 of 19 D_NW_Gourmet_Freezer_190108 Drainage. Staff Comment: The proposal will continue to use the existing storm drain system on site, which collects all water and conveys to the City’s regional stormwater system located in SW 7th Street. The site falls within the City’s Flow Control Standard (Exist Peak), and is within the Black River drainage basin. An existing Filterra unit located offsite is used to provide treatment before discharging into the Black River, approximately 0.50 miles downstream from the site. The proposed building addition will be located entirely on what is currently an impervious loading dock. Stormwater runoff from the building roof will discharge onto splash blocks and will be collected by the existing private storm drainage system. The proposed 300 square foot compressor pad to the south of the building addition will utilize basic dispersion, using sheet flow or splash blocks to discharge into the existing lawn area to the south. Transportation. Staff Comment: Access to the site is provided via SW 7th Street, a minor arterial street with an available ROW width of 80 feet. The applicant did not provide a transportation study because the proposal is not anticipated to generate any new peak hour trips. The proposal reduces the total number of loading bays, and lowers capacity for trip generation. Further, the addition does not provide any new service that is not already offered on site, creating no net demand increase. It is anticipated that there may be temporary impacts to traffic as a result of construction. The applicant is proposing to conform to a modified minor arterial street standard along SW 7th Street through a requested street modification from RMC 4-6-060. The applicant proposes to maintain existing frontage improvements, contending that neighboring properties were built with compatible improvements and new improvements would be out of character for the area. See FOF 17, Street Modification Analysis. N/A l. Phasing: The applicant is not requesting any additional phasing.  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: A preliminary Drainage Plan and Technical Information Report (TIR), dated September 4, 2018, was submitted by AHBL with the Land Use Application. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Existing Peak Conditions) and is located within the Black River drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. The applicant has proposed to use basic dispersion for the new roof runoff area. See Advisory Notes to Applicant (Exhibit 13) for more detailed storm water comments. 17. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2 to maintain existing frontage improvements along SW 7th Street and not install new frontage improvements. The proposal is compliant with the following modification criteria, pursuant to 4-9-250D, if all conditions of approval are met: City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 15 of 19 D_NW_Gourmet_Freezer_190108 Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under “Promoting a Safe, Healthy, and Attractive Community”. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Economic Development section have reviewed SW 7th St and the surrounding area and are recommending that a modified minor arterial street section is more suitable for the portion of SW 7th Street adjacent to the site. This recommendation is based on the fact that the existing roadway width will meet the transportation needs of the surrounding area while providing the required separation between the vehicular and pedestrian travel ways, noting that this roadway has been identified on the trails and bicycle master plan as a shared use path. The modified minor arterial street standard has a ROW width of 91 feet. The existing paved roadway width is 48 feet, consisting of four (4) 12-foot wide travel lanes with a 0.5-foot wide curb on both sides. Beyond the existing curb line the street section shall include, an 8-foot wide planter and a 12-foot wide shared use path with a 1.5-feet clear zone at back of sidewalk, along north side of the pavement. Therefore, a dedication behind the curb is necessary to help ensure future bicycle path improvements can be achieved. The ROW dedication shall be measured 21.5 feet from the existing back of curb. Staff recommends that the applicant maintain a pavement width of 48-feet, add three (3) street trees in front of the existing landscape strip and maintain the existing sidewalk in order to provide safe and expedited traffic movements from the SW 7th St onto the site.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘b’.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘b’. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 16 of 19 D_NW_Gourmet_Freezer_190108 18. Waiver Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250C, the applicant is requesting a waiver of the installation of street improvements along SW 7th Street. Waiver applications may be granted subject to the determination that there is reasonable justification for such a waiver. In order to grant a waiver request the applicant shall show reasonable justification that the following criteria are satisfied or are not applicable to the subject property. In no case shall a waiver be granted that is detrimental to public health, safety, or welfare. The proposal is compliant with the following waiver criteria, pursuant to 4-9-250C, if all conditions of approval are met: Compliance Street Modification Criteria and Analysis N/A a. Required street improvements will alter an existing wetlands or stream, or have a negative impact on a shoreline’s area. Staff Analysis: There are no wetlands or streams along SW 7th St. N/A b. Existing steep topography would make required street improvements infeasible. Staff Analysis: There are no identified steep slopes along the property frontage.  c. Required street improvements would have a negative impact on other properties, such as restricting available access. Staff Analysis: Installation of frontage improvements along SW 7th Street would require the applicant to remove existing sidewalks and install new sidewalks along the frontage. At this time, the City of Renton has not finalized the final design for the shared use trail. If the applicant were to construct the improvements without the final design in place there is a high possibility that they will need to be replaced, which would have a significant impact to the pedestrian and vehicle traffic in the area.  d. There are no similar improvements in the vicinity and there is little likelihood that the improvements will be needed or required in the next ten (10) years. Staff Analysis: There is an existing 8-foot planter and a 5-foot wide sidewalk along both sides of SW 7th Street behind the existing 0.5-foot curb. SW 7th Street is not included in the City’s current TIP plan for roadway widening or improvements. Therefore, it is unlikely that improvements will be needed in the next ten years.  e. In no case shall a waiver be granted unless it is shown that there will be no detrimental effect on the public health, safety or welfare if the improvements are not installed, and that the improvements are not needed for current or future development. Staff Analysis: Existing pavement width and existing pedestrian sidewalks and pathways provide for safe vehicular and pedestrian travel. The waiver will therefore maintain a safe and healthy public environment and will not be detrimental to the public.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 17 of 19 D_NW_Gourmet_Freezer_190108 I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2. The subject site is located in the Medium Industrial (IM) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed addition complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed addition complies with the Site Plan Review Criteria provided the applicant complies with City Code and conditions of approval, see FOF 16. 5. There are adequate public services and facilities to accommodate the proposed addition, see FOF 16. 6. The proposed site plan complies with the Street Modification criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 7. The proposed site plan complies with the Waiver Modification criteria as established by City Code and provided all advisory notes and conditions are complied with, see FOF 18. J. DECISION: The NW Gourmet Freezer Addition Site Plan Review, File No. LUA18-000667, SA-A, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. The applicant shall submit, with the building permit application, a revised landscape plan showing three (3) Gingko trees, or a species approved by the Current Planning Project Manager, or included in the City of Renton approved tree list under small or medium trees. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 2. The applicant shall submit, with the building permit application, a revised site plan, landscaping plan and revised elevation drawings showing proposed revisions screening for all mechanical equipment. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 3. Project construction shall comply with all recommendations outlined in the geotechnical report prepared by Migizi Group, Inc., dated July 27th, 2018. 4. The applicant shall submit, with the building permit application, a Lighting Plan with the building permit application, if any new lighting is proposed as part of the building permit application. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 5. The applicant shall submit, with the building permit application, a revised site plan demonstrating compliance with refuse and recycling standards. The plan shall differentiate between area reserved for refuse, and area reserved for recycling and show an increase of 135 sq. feet to meet refuse and recycling standards, unless a modification to these standards is applied for and approved. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 6. The applicant shall submit, with the building permit application, revised elevation drawings showing that the proposed freezer addition is architecturally compatible with the existing warehouse in terms of material, and color. The revised drawings shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 18 of 19 D_NW_Gourmet_Freezer_190108 7. The applicant shall submit, with the building permit application, evidence of project approval by King County Industrial Waste to ensure they are in compliance with their existing industrial waste permit. If there are any modifications or additions to the grease interceptor, the applicant will need to obtain a permit through the City of Renton. King County Industrial Waste approval shall be verified, and any revised plans shall be reviewed and approved by the Project Plan Reviewer prior to building permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on January 8, 2019 to the Owner/Applicant/Contact: Owner: Mike Gilroy Applicant: Mike Gilroy Contact: James Carlton 600 SW 7th Street, Renton, WA 98057 600 SW 7th Street, Renton, WA 98057 Tahoma Design Group2215 N. 30th Street, Tacoma, WA 98402 TRANSMITTED on January 8, 2019 to the Parties of Record: None TRANSMITTED on January 8, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on January 22, 2019. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. City of Renton Department of Community & Economic Development NW Gourmet Freezer Addition Administrative Report & Decision LUA18-000667, SA-A Report of January 8, 2019 Page 19 of 19 D_NW_Gourmet_Freezer_190108 RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: NW Gourmet Freezer Addition Land Use File Number: LUA18-000667, SA-A Date of Report January 8, 2019 Staff Contact Jeffrey Taylor Assistant Planner Project Contact/Applicant James Carlton Tahoma Design Group 2215 N. 30th Street, Tacoma, WA 98402 Project Location 600 SW 7th Street, Renton, WA 98057 The following exhibits are included: Exhibits 1-7: As shown in the SEPA Addendum prepared by City of Renton, dated December 10, 2018 Exhibit 8: Administrative Report and Decision Exhibit 9: Landscape Plan Exhibit 10: Architectural Elevations Exhibit 11: Technical Information Report (TIR), prepared by AHBL, dated September 4, 2018 Exhibit 12: Applicant’s SEPA Addendum Request and Justification Exhibit 13: Advisory Notes to the Applicant IN COMPLIANCE WITH CITY OF RENTON STANDARDSCivil EngineersStructural EngineersLandscape ArchitectsCommunity PlannersNatural Resource EcologistsLand SurveyorsNeighborsT A C O M A2215 North 30th Street, Suite 300 Tacoma, WA 98403253.383.2422TEL253.383.2572FAXwww.ahbl.comWEBS E A T T L ES P O K A N E T R I - C I T I E S NORTHWEST GOURMET FREEZER ADDITIONAHBL JOB #2180100.10PLANTING PLANKnow what'sbelow.before you dig.CallRTED-40-4018 C:-LUA:-PR:-R-40180L A NDSCAPEA R C H ITECT11/1/2018CRAIGD . ANDERSE N NO.1005EXP.0 3 /1 4 /2020GRAPHIC SCALE030601" = 30 FEET15CONTRACTOR SHALL ADJUST EXISTING IRRIGATION SYSTEM IN PLANTING STRIP TOACCOMMODATE STREET TREE PLANTING.IRRIGATION NOTESW 7TH STREETEXISTING BUILDINGPROPOSED ADDITIONEXISTING PARKINGEXISTING TREE (TYP)EXISTING TURFUTILITIES AND LIGHT POLEPRECLUDE ADDITIONAL STREETTREESUTILITIES AND LIGHT POLEPRECLUDE ADDITIONAL STREETTREESTREESBOTANICAL NAMECOMMON NAMECONTQTYACER X FREEMANII `JEFFSRED` AUTUMN BLAZE MAPLE 1.5" CAL 3PLANT SCHEDULENOTES:1. ALIGN STAKES PERPENDICULAR OR PARALLEL TO CURB & SIDEWALK,WHICHEVER IS CLOSER TO WIND DIRECTION.2. SEE PLANTING NOTES & SPECIFICATIONS (IF PROVIDED) FOR MOREINFORMATIONWIND DIRECTIONPLAN5' MIN.2' MIN."CHAIN-LOCK" RUBBER GUYTIES OR APPROVED EQUAL.2X2 HARDWOOD STAKES. DRIVESTAKE OUTSIDE OF ROOTBALL.(2) STAKES PER TREE.TREE TRUNKGUYLINESTAKEMULCH. DO NOT PLACE MULCHAGAINST TRUNK.ROOT BALLDECIDUOUS TREE PLANTINGNTS3"-4" HIGH WATERING RINGDIG PIT SHALLOW AND WIDE3X ROOTBALL DIA.1P-216-0966-11FINISH GRADE AT LAWN AREAOR PLANTING BED.REMOVE EXCESS SOIL THAT MAYHAVE ACCUMULATED ABOVE THETRUNK FLARE PRIOR TO DIGGINGAT NURSERY.TRUNK FLARE (SET AT 1" ABOVEFINISHED GRADE)PRUNE ANY GIRDLING ORADVENTITIOUS ROOTS PRIOR TOBACKFILLING.REMOVE WIRE BASKET (NOEXCEPTIONS) AND ANY OTHERSYNTHETIC MATERIAL FROMROOTBALL. CUT BACK AND REMOVEBURLAP FROM TOP AND SIDE OFROOTBALL.SET BALL ON COMPACTED SOILMOUND TO PREVENT SETTLING.NOTES:1. TREES PLANTED TOO DEEP WITHOUT EXPOSING ROOT FLARE WILL BE REJECTED ANDSHALL BE REMOVED AND REPLANTED AT PROPER DEPTH.2. REPLACEMENT OF REJECTED TREES WILL BE DONE AT THE CONTRACTOR'S EXPENSE.ROOTBALLNTS2P-216-0966-42L1.11 1Q:\2016\2160966\40_LAN\CAD\2160966-L.dwg, 22X34, 11/1/2018 9:10:32 AM, JCARLETON, DWG To PDF.pc3, ANSI full bleed D (22.00 x 34.00 Inches), 1:1RECEIVED11/14/2018 jtaylorPLANNING DIVISION Building ElevationsA2.01Sheet No.Designed by:Drawn by:Checked by:Sheet Title:Revisions:Issue Set & Date:Client:Job No.of Sheets123Project Title:535 DOCK ST, SUITE 211, TACOMA, WA 98402TEL: 253.284.9680 FAX:253.284.9681WWW.TAHOMADESIGNGROUP.COMTAHOMADESIGN GROUPNorthwest Gourmet FoodsFreezer AdditionNorthwest Gourmet Foods600 SW 7th St, Renton, WA 98057Mike Gilroy (425) 793-5001Issue For ClientReview9/24/20182160966.00.10.20JKCJKCPDCREGISTEREDARCHITECTSTATE OF WASHINGTONPHILIPDALE COUTURE11762Q:\2016\2160966\00_PRM\CAD\2160966-A2.01.dwg, A2.01, 9/26/2018 10:08:09 AM, JCARLETON, DWG To PDF.pc3, ARCH full bleed D (36.00 x 24.00 Inches), 1:1 RECEIVED 11/14/2018 jtaylor PLANNING DIVISION Civil Engineers ● Structural Engineers ● Landscape Architects ● Community Planners ● Land Surveyors Technical Information Report PREPARED FOR: Northwest Gourmet Food Products, Inc. 600 SW 7th Street Renton, WA 98057-2916 Contact: Mike Gilroy PROJECT: Northwest Gourmet Freezer Addition 600 SW 7th Street Renton, WA 98057-2916 AHBL No. 2160966.10 PREPARED BY: Tyler D. Watkins, EIT Project Engineer REVIEWED BY: Scott T. Kaul, PE, LEED AP Project Manager J. Matthew Weber, PE Principal DATE: June 2018 Revised September 2018 RECEIVED 11/14/2018 jtaylor PLANNING DIVISION 535 DOCK STREET P: 253-284-9680 tahomadesigngroup.com SUITE 211 F: 253-284-9681 TACOMA, WA 98402 JUSTIFICATION FOR SEPA ADDENDUM TO: Mr. Jeffrey Taylor FROM: James K. Carleton, AIA DATE: November 2, 2018 PROJECT: Northwest Gourmet Freezer Addition OUR FILE NO.: 2160966.00, .30 SUBJECT: Justification for SEAP Addendum Northwest Gourmet operates a food processing company at 600 W 7th Street in Renton. This letter provides justification for the City of Renton to issue a SEPA Addendum for the proposed building addition at the Northwest Gourmet site. The proposal is located in the Industrial Medium (IM) zone and is within the Employment Area Valley (EAV) district. On June 12, 2013 the City of Renton issued a SEPA Determination of Nonsignificance for the installation of five tanks (and one future tank for a total of six tanks) with a maximum capacity of 30,881 gallons each for the storage of products similar to vegetable oil. The tanks would be installed on the west side of the existing 66,786 SF industrial building. A four-foot wall would be installed around the tanks as a safety precaution. Other exterior improvements included accessible ramps, a new forklift access at the loading dock and larger loading dock and forklift doors. No mitigation measures were imposed. Northwest Gourmet is currently seeking to add a 6,386 square foot freezer addition to the existing building in place of the existing paved loading dock area on the eastside of the building. Environmental details include: · The impervious coverage on the site will remain unchanged. · The proposal will convert a pollution generating surface to one that discharges clean roof stormwater. Storm drainage will continue to discharge to the storm drain system on site, which collects all water and conveys to the City’s regional stormwater system located in SW 7th Street. Stormwater runoff from the building addition roof will discharge onto splash blocks and will be collected by the existing private storm drainage system. The proposed 300 square-foot compressor pad to the south of the building addition will utilize basic dispersion, using sheet flor or a splash block to discharge to the existing lawn area to the south. · Three autumn blaze maple trees will be added to the existing planter strip along the frontage. · There will be no storage, use, or production of any toxic or hazardous chemicals. · Following construction, there will not be an increase in noise generated at the site. · No structures will be demolished. · There are no critical areas on-site. · There is not an anticipated increase to the existing employee count of 41. · The building height will be the same as the existing structure, approximately 33 feet. · No additional parking is required or proposed. · No new vehicular trips are anticipated and no changes to the existing access are proposed. WAC 197-11-706 defines a SEPA Addendum as “an environmental document used to provide additional information or analysis that does not substantially change the analysis of significant impacts and alternatives in the existing environmental document. The term does not include supplemental EISs. An RECEIVED 11/14/2018 jtaylor PLANNING DIVISION Justification for SEPA Addendum Page 2 of 2 Northwest Gourmet Freezer Addition 2160966.00, .30 addendum may be used at any time during the SEPA process.” The Northwest Gourmet building addition proposal does not substantially change the analysis of significant impacts and alternatives in the SEPA DNS issued June 12, 2013. Therefore, we believe a SEPA Addendum is appropriate. Please feel free to contact me with any questions or concerns. Thank You, James K. Carleton, AIA Vice President Tahoma Design Group JKC c: Lisa Klein, Associate Principal Planning, AHBL Philip Dale Couture, AIA, Tahoma Design Group Document1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 5 LUA18-000667 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Jeffrey Taylor, 425-430-7246, JTaylor@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov) 1. See Attached Development Engineering Memo dated December 7, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, CThomas@rentonwa.gov) 1. Fire impact fees are applicable at the rates of $0.15 per square foot of additional area. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits are required by the fire department. 3. Locate existing underground fire sprinkler supply line and ensure that the proposed new addition is not being built over the top of the existing line as this is prohibited by code. ADVISORY NOTES TO APPLICANT Page 2 of 5 LUA18-000667 Technical Services: (Contact: Amanda Askren, 425-430-7369, AAskren@rentonwa.gov) 1. No Comments Provided Community Services: (Contact: Leslie Betlach, 425-430-6619, LBetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, CParks@rentonwa.gov) 1. No Comments Provided Building: (Contact: Craig Burnell, 425-430-7290, CBurnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. ADVISORY NOTES TO APPLICANT Page 3 of 5 LUA18-000667 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 7, 2018 TO: Jeffery Taylor, Planner FROM: Justin Johnson, Civil Plan Reviewer SUBJECT: Freezer Expansion LUA 18-000667 I have reviewed the application for the Gourmet Food Processing plant at 600 SW 7th St APN(‘s) 1823059254) and have the following comments: EXISTING CONDITIONS The site is approximately 5.01 acres in size and is rectangular in shape. The existing site consists of an existing gourmet food processing plant. The site consists of a large warehouse building as well as a large paved parking lot on the east side of the facility. Water The proposed development is within the City’s water service area and in the Valley 196 Pressure Zone. There is an existing 12 inch water main (city plan no. W-02390E) located on SW 7th St. The water main can deliver a maximum flow rate of 1,800 gpm. The static water pressure is about 74 psi at elevation 24 feet. There is an existing 4– inch domestic water meter and an 8 – inch fire sprinkler supply line with an approved DDCVA located in the building. The domestic water meter has a 4 inch RPBA located inside the building. The site is located outside of an Aquifer Protection Area. Sewer There is an existing 8-inch wastewater main located on SW 7th St (Record Drawing: S-009103). Storm There is an existing storm drainage system in SW 7th St (see City plan no. R-D-295913). There is also an existing on-site conveyance system. The site falls within the City’s Flow Control Standard (Exist Peak). The site falls within the Black River drainage basin. Streets SW 7th St is a minor arterial street with an available right of way (ROW) width of 80 feet. As per RMC 4-6-060 the minimum ROW width required on a minor arterial is 91 feet with four lanes totaling 54 feet, and street improvements. Street improvements include an 8 foot sidewalk, 0.5 foot curb, and an 8 foot planter strip. WATER COMMENTS 1. Based on the current proposal the applicant does not propose any changes to the water service. SEWER COMMENTS ADVISORY NOTES TO APPLICANT Page 4 of 5 LUA18-000667 1. Grease Interceptor is required for the project and is shown on the Utility Plan submitted with the project application. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. Grease interceptor shall be a minimum of 1500 gallons. 2. The applicant will need to have King County Industrial Waste review and approve the addition to ensure they are in compliance with their existing industrial waste permit with King County. 3. If there are modifications or additions to the grease interceptor, then the applicant will need to obtain a permit through the City of Renton. STORM DRAINAGE COMMENTS 1. The development is subject to a system development charge (SDC) for stormwater. The 2019 SDC for stormwater is $0.687 per square foot of new impervious surface area, but not less than $1,718.00. The fee that is current will be charged at the time of construction permit issuance. 2. A preliminary Drainage Plan and Technical Information Report (TIR), dated September 4, 2018, was submitted by AHBL with the Land Use Application. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Existing Peak Conditions) and is located within the Black River drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. The applicant has proposed to use basic dispersion for the new roof runoff area. a. The development currently is showing that there is less than 0.15 CFS increase due to the proposed development and is exempt from flow control. During the review of the final TIR the applicant will need to ensure that flow control standards are being met as outlined in the 2017 RSWDM. b. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. All targeted impervious area, to the maximum extent feasible, shall be conveyed to an on-site BMP. Applicant proposes to use basic dispersion to mitigate the gravel pad area for the concrete compressor pad. c. The following stormwater improvements are required and shall be discussed or revised within the TIR: i. Feasibility of On-site BMPs must be based on the feasibility criteria established for the specific On-site BMPs noted in Appendix C of the 2017 RSWDM. A feasibility analysis of the On-site BMPs was provided with the TIR. 1. Perforated pipe connection is feasible and should be connected into existing conveyance system. 3. A Geotechnical Report, dated May 22, 2013, completed by E3RA, Inc for the site has been provided. The submitted report describes multiple layers of soil characteristics. Approximately the first 1 to 2 feet contain imported fill. Below the surface there is approximately 10 feet of soft silt. The report did not provide any recommendation for stormwater management. TRANSPORTATION/STREET COMMENTS 1. The 2018 transportation impact fee is $1.29 per square foot for mini-warehouse. Fees are payable at the time of building permit issuance. Transportation Impact Fees for additional uses can be found on the City’s website. Transportation impact fees are due at the time of building permit issuance. ADVISORY NOTES TO APPLICANT Page 5 of 5 LUA18-000667 2. SW 7th St is a minor arterial street with an available right of way (ROW) width of 80 feet. As per RMC 4-6-060 the minimum ROW width required on a minor arterial is 91 feet with four lanes totaling 54 feet, and street improvements. Street improvements include a 12 foot sidewalk, 0.5 foot curb, and an 8 foot planter strip. The developer is required to provide the ROW dedication and construct the frontage improvements. a. The City has reviewed the submitted street modification and has attached the determination. 3. 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. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 2. 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. 3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 4. Please see the City of Renton website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 5. Beginning April 3, 2017, the City will transition to electronic plan review. See http://rentonwa.gov/paperless for more details and updates.