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HomeMy WebLinkAboutPRE_Preapp Notes_190531_v1.pdfA.t11 PRE -APPLICATION MEETING FOR Oakesdale Center Short Plat PRE19-000028 L�IY>i'l�I��l �►i%I►r Department of Community & Economic Development Planning Division March 7, 2019 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT 1J 1FACTA WICIFACTWINOWN DATE: March 7, 2019 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Oakesciale Center Short Plat No comments DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT .� DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 6, 2019 TO: Alex Morganroth, Current Planning FROM: Rohini Nair, Plan Review SUBJECT: Oakesdale Center Short Plat preapp 602 and 604 Oakesdale Avenue SW PRE19-000028 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 completed a preliminary review for the above -referenced short plat proposal located at 602 and 604 Oakesdale Ave SW. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. The site is located within the City of Renton Water Service area. 2. The current plans do not show any change to existing buildings which will trigger any change in the existing fire flow demand or change is water demand. 3. Any new building or any new building addition/changes will require new preapplication meeting with additional comments. SANITARY SEWER 1. The site is located within the City of Renton Sewer Service area. 2. Private easement is to be provided for any side sewer located in adjacent parcels created by the short plat. 3. Any new building or any new building addition/ alteration will require new preapplication meeting with additional comments. Storm Comments 1. A drainage review is required for projects that include 8'2,000 square feet or more of new and/or replaced impervious surface, or b. 7,000 square feet or more of land disturbing activity, or c. proposes to constructor modify a drainage pipe or ditch that is 12 inches or more in size/depth, or d. is located in or adjacent to a flood hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area, landslide hazard drainage area, or e. the redevelopment project proposes $100,000 or more of improvements to an existing high - use site. If any of the above mention criteria are met, then a drainage review meeting the current City of Renton's Surface Water Design Manual (RSWDM) will be required. Since the site is located in the Flood Hazard area anv construction work onsite or in the frontage will trigger drainage review. The site is located in the Flow Control Duration Standard Existing Peak area and in the Black River Drainage Basin. 2. If drainage review is triggered then a geotechnical report meeting all the requirements of the current RSWDM is required to be submitted. The geotechnical report should include information of the measured infiltration rate, design infiltration rate, information whether the soil is suitable for infiltration, the soil type, recommended on-site BMP, etc. The geotechnical report should also include any erosion control recommendations and any site specific wet season construction restriction/recommendations of the licensed geotechnical engineer preparing the report. 3. Stormwater improvements meeting the current RSWDM are required to be provided with any street frontage improvements. 4. Agreement required to ensure that existing private storm utility elements are privately maintained by the owners of both parcels. 5. Stormwater system development charge (SDC) fee is applicable on projects with new impervious surface. The fee rate in 2019 in $0.720 per square foot with a fee amount not to be less than $1,800 if the construction permit is issued in 2019. TRANSPORTATION 1. The site has frontage on Oakesdale Avenue SW, Oakesdale Avenue SW is a Principal Arterial with existing Right of Way (ROW) width of about 80 feet (as per the King County Assesor map). Per RMC 4-6-060 the minimum required ROW width for a 4lane Principal Arterial is 91 feet and the for a S lane arterial is 103 feet. The existing frontage has 4lanes with a median. The City has plans for a bike corridor on Oakesdale Avenue SW. A shared bedestrian bike shared use path is proposed on the north side of Oakesdale Avenue SW on the site frontage. The required improvements from the existing curb line will include the 0.5 feet wide curb, any storm drainage improvements, 8 feet wide landscaped planter, 12 feet wide paved shared pedestrian bike path, and 2 feet clear space back of the shared pedestrian bike path. The required street frontage cross section will include a minimum of 22.5 feet from the face of the existing curb all to be located within RIW that will he dedicated by the applicant. Currently there seems to be approximately 7 feet of ROW from the face of existing curb. Therefore, an additional approximately 15 feet subiect to confirmation from survey information provided h can o ROOW dedication is required on the site frontage along Oakesdal SW. The ROW dedication an the construction of Improvements is require to be provided by the developer. The survey accurate street section showing and labelling all street elements and widths and showing and labelling the existing ROW line, future ROW line and the ROW dedication width should be provided with the land use application. 2. Noland locked parcels should be created without either direct access to public street or via recorded access easement that will connect the parcel to a public street. Any required mutual access easements should also be provided. 3. A traffic impact analysis is required when 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 3:00) peak periods. Since there is no change of use and there is no change in the buildings, no new trips are anticipated from the proposed short plat. 4. Any trenching or excavation in the street will require restoration that comply with the City's Trench Restoration and Overlay Requirements. 5. All utilities serving the site and any existing overhead utility in the frontages are required to be undergrounded. 6. For any change in use or any change in building a new preapplication will be required. GENERAL COMMENTS 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. 2. Maximum exposed retaining wall height is 6 -ft and shall be setback a minimum of 3 -ft from the right-of- way as outlined in RMC 4-4-040— Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7 -ft minimum horizontal and 1 -ft vertical separation between storm and other utilities is required with the exception of water lines which require So -ft horizontal and 1.5 -ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. d. Minimum 15 feet wide easement is required for any City utility located outside public right of way. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: htto://rentonwa.eov/business/default.aspx?id=42473 S. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 7, 2019 TO: Pre -Application File No. 19-000028 FROM: Alex Morganroth, Associate Planner SUBJECT: 602 and 604 Oakesdale Ave SW Parcel Jf 9188000152 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide an existing parcel into two lots. The subject property is located at 602/604 Oakesdale Ave SW near the intersection of Oakesdale Ave SW and SW 7th St (APN 9188000152). The parcel is 225,331 sq. ft. (5.17 acres) in size. The site contains two existing office buildings approximately 22,077 sq. ft. and 16, 458 sq. ft. in size. The site has a Comprehensive Plan Land Use of Designation of Employment Area (EA) and a zoning designation of Commercial Office (CO). The size of the two proposed lots are 101,117 sq. ft. and 124,215 sq. ft. A site plan and short plat for the entire Oakesdale Center campus, including the five buildings and associated parking shown in the applicants site plan, was approved in 1998 under LUA98-074 (short plat) and LUA98-075 (site plan). Access to the lots is proposed to remain via multiple driveways off of SW 7th St and Oakesdale Ave SW and existing external drive aisles. According to COR Maps, regulated shorelines (Black River/Springbrook Creek Reach A, including both shoreline natural and shoreline high-intensity designations), wetlands, a special hazard flood area (FEMA Zone AE), and a high seismic hazard area are present on the project site. The applicant has not proposed any parking, utility, or landscaping changes on the site as part of the land division. Current Use: The site is currently developed with two office buildings and the associated surface parking Zoning Requirements: The subject property is located within the Commercial Office (CO) zoning classification and has a Comprehensive Land Use Designation of Employment Area. The Employment Area Land Use designation is intended 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. Development Standards: The project would be subject to RMC 4-2-120B, "Development Standards Commercial Zoning Designations (CD, CO, and COR)" effective at the time of complete application (noted as "CO standards" herein) Minimum Lot Size. Width and Depth —The minimum lot size permitted in the CO zone is 25,000 square feet for lots created after July 11, 1993. There are no minimum lot width or depth standards. As proposed, the lots appear to meet the requirements for the CO zone. It is the applicant's responsibility to demonstrate compliance with the minimum lot size criteria of the zone at the time of short plat application. Building Standards — The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within a parking garage. Compliance with the building standards would be required to be demonstrated at the time of shortplat application review. Setbacks — Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet minimum front yard (depending on the building height), and 0-30 feet minimum secondary front yard (depending on building height). There is no maximum front yard setback requirement for non-residential buildings; and no rear or side yard setbacks unless the property abuts • a residential zoned property, where the setback along residentially zoned properties is 15 feet. The applicantis not proposing any building additions and the existing structures appear to comply with the setback standards for CO zone. Compliance with the setback standards would be required to be demonstrated at the time of short plat application review. Building Height — Maximum building height in the CO zone is 250 feet. In no use shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration AirportZones designated under RMC 4-3-020. The applicant is not proposing anybuilding additions to the existing structure and the current structures are in compliance with the building height regulations. Screening—Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas — Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development in commercial and other nonresidential uses. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." For office, educational and institutional developments, a minimum of two (2) 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 four (4) 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. Architectural design of the enclosures shall be consistent with the design of the primary building. Compliance with the refuse and recycling standards (general and Urban Design) would be required to be demonstrated at the time of shart plat application review. Access/Parking: Access to the lots is proposed to remain via multiple driveways off of SW P St and Oakesdale Ave SW and no changes to site access are proposed. For office uses, the minimum number of parking spaces is 2.5 spaces per 1,000 sq.ft. of net floor area and the maximum is 4.5 spaces per 1,000 sq. ft. Based on a total net square footage of approximately 146,707 sq. ft. (per King County Assessor records), the maximum number of parking spaces for the entire site is 660 spaces and the minimum is 366 spaces. A total of 597 spaces are available for all five buildings on the project site and therefore the development appears to comply with the parking standards for office uses. Compliance with RMC 4-4-080 Parking, Loading and Driveway Regulations shall maintained via cross access easements and shared parking agreements with the other properties. Agreement and easement drafts should be provided at the time of formal land use application. 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 wall taller than four feet (4') requires a building permit. Fences up to six feet (6') in height are permitted in the rear yard or side yard; fences up to four feet (4') are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4- 4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement 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 about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Landscaping: Compliance with the landscape standards would be required as part of the short plat application. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought -resistant vegetative cover. The applicant should demonstrate compliance with the landscape standards at the time of short plat application review. Street Frontage Landscaping -The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8') by twelve feet (12') not including the curb. Perimeter landscaping may not substitute for interior landscaping. Perimeter Parking Lot Landscaping -Surface parking lots shall contain a perimeter landscaping screen at least 10 M feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2 -inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must showpreservation of at least 10 percent (10%) of significant trees, and indicate how proposed building footprints would be sired to accommodate preservation of sfgnlficant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and (and clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2 -inch caliper or an evergreen at least 6 feet tall, shall be planted ata rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Critical Areas: COR Maps indicates the presence of multiple regulated shorelines (Black River/Springbrook Creek Reach A, with both Shoreline Natural and Shoreline High-intensity designations), wetlands, a special hazard flood area (FEMA Zone AE), and a high seismic hazard area on the project site. The wetlands on the northeast end of proposed Lot 2 shall be placed in a wetlands tract per RMC 4-3-050. In addition, the preliminary plat plan shall identify the buildable area on both proposed Lots 1 and 2 after current critical area buffers and setback buffers are applied. Please note that a Shoreline Substantial Development Permit may be required. The application would be reviewed concurrently with the Short Plat application. Environmental Review: The project would be subject to Environmental (SEPA) Review due to the presence of critical areas on the project site. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2019 administrative short plat application fee is $5,397.00 ($5,140.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City's new website by clicking "Land Use Applications" on the Community & Economic Development page, then "All Forms (A to Z)" The City now requires electronic plan submittal for all applications. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat Application (or a Binding Site Plan application). The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.govl. Fees: No impact fees would be assessed if no new structures are proposed. A handout listing Renton's development -related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Alex Morganroth, Associate Planner at amoraanroth0rentonwa.aov or 425- 430-7219 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration dote.