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HomeMy WebLinkAboutPRE_Compton_Lumber_Pre-Application_Mtg_Note_Rec'd_12-13-18_3-14-19PREAPPLICATION MEETING FOR Compton Lumber PRE 18-000687 CITY OF RENTON Department of Community & Economic Development Planning Division December 13, 2018 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Ann Fowler, 425-430-7382, afowler@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, ccappelletti@RentonRFA.org 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). M E M O R A N D U M DATE: November 27, 2018 TO: Jill Ding, Senior Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Compton Lumber 1. The preliminary fire flaw for the main building is 4250 gpm. A minimum of 5 fire hydrants are required. One within 150 -feet and the others within 300 - feet of the building. One hydrant is required within 50 -feet of all fire department connections for sprinkler systems. A looped water main is required when the fire flow exceeds 2500 gpm. A certificate must be obtained from the water department. The hydrant at the street can count as one of the required fire extinguishers if it meets code requirements and has a 5 inch storz fitting. The fire flow for the second building is 3500 gpm. A minimum of 4 hydrants are required with a looped main. 2. Fire impact fees are applicable at the rates of $1.25 per sq. ft. Retail, $0.26 per sq. ft. for office and $0.15 per sq. ft. for storage warehouse. Credit will be given for the building that is being removed. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the bui—kgs. erect outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits are required by the fire department. 4. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire access roads are required to be a minimum of 20 -feet unobstructed width with turning radius of 25 -feet inside and 45 -feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 -ton vehicle and 75 -psi point loading. Maximum slope is 15% grade. Grasscrete is not allowed. Access is required on the east side of the second building. 5. An approved dust control and waste removal systems is required in the woodshop area per IFC 2803.2 and 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT 0 M E M O R A N D U M DATE: December 11, 2018 TO: Jill Ding, Planner FROM: Ann Fowler, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Compton Lumber 2940 East Valley Road LUA38-000687 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision - makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have reviewed the application for the Compton Lumber at 2940 East Valley Road (APN('s) 3023059096,-9098) and have the following comments: WATER • The project is within the City of Renton's water service area in the Valley 196 -hydraulic zone. • The site is located outside of an Aquifer Protection Area. • There is an existing 12 -inch City water main located in East Valley Road that can deliver a maximum capacity of 5,000 gallons per minute (gpm) - (see Water plan no. W-0304). • The static water pressure is approximately 75psi at ground elevation of 18feet • There is existing water service(s) to the subject property: o 3/4 -inch domestic water meter(s) Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4,250 gpm excluding the use of an automatic fire sprinkler system. Per CityCodes, a looped water main around the building(s) is required when the fire flow demand exceeds 2,500 gpm. In order to provide the required fire flow demand of 4,250 gpm, the following developers installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. Installation of a minimum 10 -inch on-site looped water main within the new interior roads around the proposed building(s) because the fireflow demand exceeds 2,500 gpm. The new 30 -inch water main shall be connected to the following existing water mains: • The existing 12 -inch main in East Valley Road. A suggested conceptual water layout sketch is attached for reference. a_ A 15 -ft water easement is required for the looped water main. CompWn Wmber- WAI 1100681 Page 2 d 6 b. If the water mains are outside the subject property or outside of existing easements, the applicant shall acquire additional easement from adjacent property owners. Portion of existing easement within the proposed building footprint will need to be vacated by the City. No buildings, structures or vaults shall be placed within the easement area or within 5 feet of the water main. c. A minimum of 10 feet horizontal separation shall be provided from the water main to the wetlands and buffer area. 2. Installation of fire hydrants shall be as required by Renton Fire Prevention will be required. The number and location of the hydrants shall be determined based on the City's review of the final building and site plans. 3. Installation of a Ore sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDCVA may be installed inside the building if it meets the conditions as shown on the City's standard plan 360.5 for the installation of a DDCVA inside a building. 4. A reduced -pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above -ground heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre -approved by the City Plan Reviewer and City Water Utility Department. 5. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3" or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3" or larger. 6. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 7. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. B. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 9. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 10. The development is subject to a water system development charge (SDC) fee. This is payable at construction permit issuance. Proposed water meter sizes have not been noted on the preliminary utility plans. Typical water meter sizes and associated fees are noted as follows: a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1 -inch meter is $4,050.00 per meter, 1- 1/2 inch meter is $20,250.00 and a 2 -inch meter is $32,400.00. b. A water system redevelopment credit will apply for the existing domestic water meters if they are abandoned. c. The SDC fee for fire service is based on the size of the Ore service line to serve the project. The current SDC fee for a 6 -inch fire service line is $23,843.00. d. SDC fees are assessed and payable at construction permit issuance. Campton Lumber-WAIBA 87 Page 3 of 6 11. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1 -inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2 -inch water service line. This is payable at construction permit issuance. 12. Drop-in meter fee is $460.00* per meter for a 1 -inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2 -inch meter. This is payable at issuance of the building. 13. Final determination of applicable fees will be made after the water meter size has been determined. 14. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER �k 1. Wastewater service is provided by the City of Renton There is an existing 8 -inch PVC wastewater main located in East Valley Road (see City plan no. S-0200). 2. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. The applicant shall identify which buildings are currently connected to the City sewer and which buildings are connected to septic. Any septic tanks will be required to be abandoned in accordance with King County Department of Health. to 3. Any covered parking areas, if proposed, will need to direct parking drainage to the !f, sanitary sewer system through an oil/water interceptor. If any parking is not covered, it 2 will need to be directed away from the sanitary sewer and into the storm sewer system. 4. The development is subject to applicable wastewater system development charges based y on the size of the new domestic water to serve the project. C� a. SDC fee for sewer is based on the size of the new domestic water to serve the s project. The current sewer fee for a 1 -inch meter is $3,100.00 per meter, 1-1/2 inch meter is $15,500.00 and a 2 -inch meter is $24,800.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing domestic water meter(s) will be applied to each of the existing meters if they are abandoned and capped at the main line. 5. SDC fees are payable at construction permit issuance. SURFACE WATER There is an existing storm drainage system in East Valley Road (see City plan no. R-1999). There is no existing private storm drainage system located on the subject parcel(s). Surface run-off from the site appears to drain to the abutting wetlands to the east as well as to the public drainage system in East Valley Road. A drainage report complying with the current Renton Surface Water Manual (RSW M) will be required. Based on the City of Renton's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). The redevelopment project is proposing to upgrade existing gravel and/or hard compacted dirt to asphalt. The existing ground surface is not currently serviced by an Comptan Wmi,er—LUAtg-0ap6g7 Page 6 of 6 existing piped or channeled conveyance system. As such, while the existing ground surface is defined as an existing impervious area, it is classified as an existing non -effective impervious area for the purposes of continuous modeling land cover types per Section 3.2.2. As defined in Section 3.2.2, non -effective impervious area is assumed to have the same hydrologic response as the immediately surrounding pervious area. Therefore, the existing gravel/hard compacted dirt land cover shall be modeled as grass rather than impervious surface. 4. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. S. Appropriate on-site BMPs will be required to help mitigate the new runoff created bythis development. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. All new conveyance systems constructed as part of the project must be sized to RSWDM standards with sufficient capacity to convey and contain (at minimum) the 25 -year peak flow, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. Storm drainage improvements along all public street frontages are required to conform to the City's street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 8. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. 9, A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPS per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 10. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than $1,800.00. This is payable prior to issuance of the construction permit. TRANSPORTATION The proposed development fronts East Valley Road along the west property lines. East Valley Road is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 85 feet. To meet the Citys complete street standards for collector arterial streets, minimum right of way width is 94 feet. Dedication of 4.5 feet of right of way would be required. The proposed development is subject to half -street frontage improvements which includes installation of paved travel width of 41 feet, with 8 -ft wide parking on both sides, 0.5 -ft wide curbs, 8 -ft wide landscaped planters, 8 -ft wide sidewalk, and 2 feet of clear width at back of sidewalk. Compton Wmb r—LUA18-0 87 Page 5 of 6 The City's Public Works Transportation section and Economic Development section have reviewed East Valley Road and the surrounding area and are recommending that a modified collectorarterial street section is more suitable for the portion of East Valley Road adjacent to the site. The modified collector arterial street standard has a right-of-way width of 69 feet. The paved roadway width is 36 feet, consisting of two (2) 13 foot wide travel lanes and a 13 foot wide two- way left turn lane. Beyond the paved roadway the street standard includes a 0.5 - foot wide curb, an 8 -foot wide planter, and a 6 -foot wide sidewalk with 2 feet (2') clear at back of sidewalk, along both sides of the pavement. No right-of-way dedication will be required to install the recommended frontage improvements. The applicant will need to submit a modification request to match the modlffed 2. The site borders State Route 167(SR 167)on the east property line'. WSDOT has identified, in their long-range plan ' rams for 1-405 and SR -167, a direct access connection to and from the south t SW 27'" Street, hich the Ciry supports. Applicant should further 'c3ardhiate wtthW56OT at 425-456-8538 forfurt e— rc�oordination and to verifyany future i acts ela ed to wi the hi hway. 3. ADA access ra ps shall be insta a a s reet crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Parking lot construction shall be in accordance with City code 4-4-80G. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 5. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00-9:00) or PM (3:00– 6:00) peak periods. Traffic study guidelines are included with the pre - application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 6. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30 -feet. b. Driveways shall be located a minimum of 5 -feet from property lines. c. Maximum driveway slope is 8%. 7. Paving and trench restoration shall comply with the Citys Trench Restoration and Overlay Requirements. S. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $6.84 per square foot for light industrial space, $10.50 per square foot for general office space, and $19.14 per square foot for retail space. The transportation impact fee that is current at the time of building permit application will be levied. C�O—�bl'f- f5t)2L GXt%T1I 6 +gra U$E 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. \ ole'Av©' . _ ., ,. , , l•.� . .�l,,, § ,||, i| ! 2 ;,' qj§Z 0 • \( ! ] ^ COMPTON LUMBER § 'HARDWARE O" �| � ƒ&N PRE -APPLICATION WA 98055 L $ DEPARTMENT COMMUNITY Renton 0 AND ECONOMICIC DEVELOPMENT M E M O R A N D U M DATE: December 13, 2018 TO: Pre -Application File No. PRE18-000687 FROM: Jill Ding, Senior Planner SUBJECT: Compton Lumber 2940 and 2960 East Valley Rd 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 online at www.rentonwa.Pov Project Proposal: The project site is located on the east side of East Valley Road south of SW 2r Street, and consists of 2 parcels addressed as 2940 and 2960 East Valley Road. The ,1 proposal includes the remodel of the existing structure located on the parcel addressed as 2940 �\1ll East Valley Road, the removal of an existing lumber yard and tow truck/auto impound yard, and the construction of a new 40,000 square foot building consisting of 10,000 square feet of office space, 10,000 square feet of retail space, and 20,000 square feet of warehouse/storage space. The maximum height of the proposed building is anticipated to be less than 30 feet. A second structure, proposed as a partially covered outdoor lumber sales area is proposed and would total 17,662 square feet in area and be located to the south of the main building. The proposal would include a total of 46 surface parking spaces as well as associated landscaping improvements. A wetland is located along the eastern property line. In addition, the site is mapped as a seismic hazard area. Site Plan approval, Environmental (SEPA) Review, and a Street Modification were previously reviewed and granted on this site under LUA17-000445 for BMC Renton. The current Site Plan approval expires February 9, 2020. Current Use: Currently the site is occupied with a lumber yard and tow truck/auto impound yard. Development standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards' herein). Compton Lumber Preapplication Meeting December 13, 2018 Zoning: The property is located within the Employment Area (EA) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Wholesale retail is an outright permitted within the CA zone, provided: Specified use(s) are only allowed in the Employment Area (EA) land use designation west of Rainier Avenue South/SR-167, provided. a. Gambling facilhles, vehicle and equipment rental, and communication broadcast and relay towers are prohibited within the area south of I-405 and north of SW 16th Street. b. Outdoor storage (existing and new), vehicle storage, and large vehicle sales are only allowed in the area south of 1-0115 and west of Rainier Avenue South/SR-167. Outdoor storage is allowed as an accessory use in all industrial zones. Minimum Lot Size. Width and Depth — The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site area totals 158,706 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 CA zone is 65% of the lot area of 75% if parking is provided within the building. Compliance with this requirement would be verified at the time of formal land use review. Setbacks — Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15 -foot minimum front/side yard along a street setback, which may be reduced to 0 feet through the site plan review process; a 20 -foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. The new building proposed on the northern portion of the project site appears to comply with the required setback areas. The partially covered outdoor lumber sales onto would exceed the 20fioot maximum front yard setback. The maximum setback may be modified through site plan review if the applicant can demonstrate that the proposed development meets the following criteria: i. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and ii. Creates a low -scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and iii. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise Compton Lumber Preapplication Meeting December 13, 2018 Compliance with this requirement would be verified during the formal land use review process. Building Height — The maximum building height permitted in the CA zone is 50 feet. The applicant has indicated that the height of the proposed building would be 30 feet which is less than the 50 foot maximum height requirement. Compliance with this requirement would be verified during the formal land use review process. Landscaping — 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. Under the previous land use approval for BMC Renton, the City approved a larger front yard setback for the partially covered outdoor lumber sales building provided a 30 -foot wide on-site landscape strip along Fast Valley Rd. was included in the site design. Surface parking lots with between 51 and 99 parking spaces are required to provide 25 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in subsection F of this Section. Any interior parking lot landscaping area shall be a minimum of five feet (5') in width. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter parking lot landscaping is required, as specified below Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (30') 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. Compton Lumber Preapplication Meeting December 13, 2018 Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A landscape plan is required at the time offormal 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 (30 %) 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 Administrators 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. Parking—The following ratios would be applicable to the site: Use Square FooF�ofUse Ratio Required Spaces Warehouse and 20,000 Min & Max: 1 space / 1,500 sf of 13 indoor storage net floor area Outdoor 17,662 Min & Max: 0.5 spaces / 1,000 sf 9 Storage of area Compton Lumber Preapplication Meeting December 13, 2018 Office 10,000 Min: 2 spaces / 1,000 sf of net Min: 20 floor area Max: 45 Max: 4.5 spaces / 1,000 sf of net floor area Wholesale 10,000 Min: 2.5 spaces / 1,000 sf of net Min: 25 Retail floor area Max: 50 Max: 5 spaces / 1,000 sf of net floor area 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. Based on the square footage of uses proposed, the proposal would require a minimum of 67 spaces and permit a maximum of 117 spaces. The proposal includes 46 spaces, which is less than the minimum number of parking spaces that would be required. 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'h 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 AOA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided at a rate of 10 percent of the number of required parking spaces. The proposed development requires a minimum of 67 parking spaces; therefore a total of 7 bicycle spaces would be required. Vehicular Connection: A connection shall be provided for site -to -site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. 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 requirements for 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. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building grass floor area shall be provided for recyclables deposit areas and a minimum of ten (10) 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. Bosed on a gross floor area of 30000 squarefeet of office and indoor storage a minimum of 60 square feet would be needed for recydubles area and a minimum of 120 squarefeetWould be needed for refuse. Based on a gross floor area of 30,000 square feet of retail, a minimum of Compton Lumber Preapplication Meeting December 13, 2018 50 squarefeet would be needed for recydables area and a minimum of 100 square feet would be needed for refuse. Compliance with this requirement would be verified at the time of formal land use application. Access — Driveway widths are limited by the driveway standards, in RMC 4-40801. Access to the site is proposed via one driveway curb cut off of East Valley Road. Building Design Standards — Compliance with Urban Design Regulations, District 'D; is required. Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. euildings shall employ material variations such as colon, brick or metal banding, patterns, or textural changes. Critical Areas: A seismic hazard area are mapped over the site. A geotechnical report shall be provided 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 wetland is mapped on the project site. A wetland delineation and report would be required with the formal land use application. If impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. Wetlands located on site are required to be protected within a Native Growth Protection Easement (NGPE), which shall be recorded over the site prior to building permit approval. Envirnn.nental Review: The proposal would be subjea to Environmental (SEPA) Review as the proposal includes the construction of a new commercial building in excess of 4,000 square feet and the presence of environmentally critical areas on-site. Compton Lumber Preapplication Meeting December 13, 2018 Permit Requirements: The proposed project would require Master Plan, Site Plan Review, and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2019 application fees would total $8,095.50 ($3,600 Master Plan + $2,570 Site Plan Review + $1,540 SEPA Review + $385.50 technology fee = $8,095.50), all fees are subject to change. Any modifications requested would require an additional $250 fee. 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. Detailed information regarding the land use application submittal I can be found on the City's website by clicking "City Documents" on the home screen, then "CED Forms". All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The CiWs Electronic File Standards can also be found an the Ows website. Public Notice: The applicant will be required to install a public information sign on the property. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; I� b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre - application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Impact Mitigation Fees: In addition to the applicable building and construction fees, the J following impact fees would be required prior to the issuance of building permits: 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 Master Plan and Site Plan approval has been granted, 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 counter prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430.6598 orjdingCBrentonwa.gov for an appointment.