Loading...
HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Notes_180916_v1PRE-APPLICATION MEETING FOR CITC FACILITY PRE 18-000233 CITY OF RENTON Department of Community & Economic Development Planning Division April 19, 2018 Contact Information: Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov Public Works Plan Reviewers: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov 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 M E M O R A N D U M DATE:April 19, 2018 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:CITC Headquarters 1. The preliminary fire flow is 3,750 gpm. A minimum of four fire hydrants is required. One within 150-feet and three within 300-feet of the building. Project shall meet maximum hydrant spacing of 300-feet on center also. Hydrants are required within 50-feet of all fire department connections for sprinkler systems. Looped water mains are required around all buildings when fire flow exceeds 2,500 gpm. A number of lengthy water main extensions are required in order to meet this fire flow demand requirement. Applicant can design building to lower fire flow requirements also. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Fire impact fees are applicable at the rate of $0.72 per square foot of additional area. Credit will be granted for the area of the existing building removed. 3. Approved fire sprinkler and fire alarm systems are required throughout the entire building both new and existing. Direct 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 required by the fire department. 4. Fire department apparatus access roadways are adequate as they exist. 5. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:April 19, 2018 TO:Clark Close, Senior Planner FROM:Justin Johnson, Civil Engineer II, Plan Review SUBJECT:CITC Facility 1300 Bronson Way N PRE18-000233 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 proposal located at parcel(s) 1352300005 and 1352300025. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The development is also within Zone 1 of the City’s Aquifer Protection Area. The proposed development is within the City of Renton’s 196 pressure zone water service area. Aquifer Protection Area Closure Permit is required The existing facilities on the subject properties are located within Zone1 of the City’s Aquifer Protection Area (APA). Per RMC chapter 4-9-015B.2, a Closure Permit is required for facilities located in Zone 1 of the City’s Aquifer Protection Area. The following explanation of when a Closure Permit is required is quoted from the Renton Municipal Code (RMC), chapter 4-9-015B.2: “No owner of a facility in Zone 1 shall close a facility without first obtaining a closure permit to do so from the Department. The owner of a facility shall obtain a closure permit before operations requiring an operating permit cease at the facility or before the facility is sold or otherwise transferred to a new owner.” The following definition of a facility is quoted from RMC 4-11-060: “FACILITY: (For purposes of aquifer protection area regulations contained in RMC 4-3-050, Critical Area Regulations.) All contiguous land within an APA, structures, other appurtenances, and improvements on the land and operations therein including, but not limited to, business, government, and institutional activities where hazardous materials are stored, handled, treated, used or produced in quantities greater than the de minimus amounts specified in RMC 4-3- 050C6a(ii)(1), Activities Exempt from Specified Aquifer Protection Area Requirements.” The Closure Permit is required when a facility owner subject to Zone 1 Aquifer Protection Regulations will no longer store more than 20 gallons of hazardous materials on the premises and/or before the facility is sold or otherwise transferred to a new owner. The definition of a facility includes the land and/or the business operated on the land located in the APA. The following are the main points to consider regarding the closure process: A facility is required to demonstrate that hazardous materials are removed from the facility and that no detectable release has occurred, or that unauthorized releases have been cleaned up to Model Toxics Control Act (MTCA) standards. This demonstration can be based on leak detection monitoring, groundwater monitoring and/or soil sampling. Contamination exceeding MTCA standards or any contamination that could, according to best available scientific evidence, cause the City to fail to meet State drinking water quality standards, must be cleaned to MTCA standards and to the extent that the risk to the drinking water has been removed. Prior to closure, the facility owner is required to submit to the Department a closure proposal outlining how closure requirements will be met. The Department will review the proposal and, if requirements are met, will approve the proposal and issue the closure permit. The owner has one year from the issue date to complete the closure requirements and submit a final report. Upon review and approval of the final report, the closure process is complete. Aquifer Protection Area Operating Permit is required for new facility The proposed development is within Zone 1 of the City’s Wellhead Protection Area. Per RMC- 4-9-015, an “Operating Permit” is required for all new facilities in Zone 1 of the City’s Aquifer Protection Area (APA) that handle and store hazardous materials. Per RMC 4-3-050C, limits and restrictions on hazardous materials handled and stores in Zone 1 of the APA are: No more than 500 gallons of hazardous at the premises No container larger than 5 gallons in size No more than 150 gallons of hazardous materials in containers that are opened and handled on the premises Water Main Improvements required to meet fire flow demand of proposed development Based on the project information submitted by the applicant for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,750 gallons per minute (gpm) which is greater than that the maximum available fire flow capacity of 2,500 gpm from the existing 8-inch water main in Bronson way N and of 1,400 gpm from the existing 6-inch mains in Garden Ave N and Meadow Ave N. A looped water system is required because the fire flow demand is over 2,500 gpm. The Water Utility has performed a hydraulic fire flow analysis using the computer model of the City’s water system to determine the needed off-site water main improvements to provide the fire flow demand of 5,500 gpm for the proposed facility. Based on the results of the analysis, the following developers’ extension of City water mains will be required. A conceptual schematic layout of the proposed water main extensions is attached. 1. Approximately 450 feet of 12-inch water main in N 2 nd St from the existing 16-inch water main in Park Ave N to Garden Ave N. 2. Approximately 1,400 feet of 12-inch water main around the site: in Garden Ave N from N 2nd St to Bronson Way N in N 2nd St fro, Garden Ave N to Meadow Ave N in Meadow Ave N from N 2nd St to Bronson Way N in Bronson Way N from Garden Ave N to Meadow Ave N 3. Installation of hydrants as required by Renton Regional Fire Authority and by City development standards 4. Installation of a fire sprinkler stub to the building with a detector double check valve assembly (DDCVA) for backflow prevention. The DDCVA shall be installed in an outside underground vault or in the building sprinkler rooms if it meets the conditions as shown on City’s standard plan for the interior installation of a DDCVA. 5. Installation of a domestic water meter with a reduced backflow prevention assembly (RPBA). The RPBA shall be installed behind the meter and inside a heated enclosure (“hot-box”) per City standard plan. Sizing of the meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. 6. Installation of landscape irrigation meter and double check valve assembly (DCVA). 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. 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. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 8. The development is subject to City’s water system development charges and meter installation fees based on the size of the water meters and of the fire sprinkler supply line. A redevelopment credit for water system development charge will apply if the existing meters are abandoned. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an 8-inch gravity wastewater main located in the alley off of N 2 nd St (Record DWG s- 051314). 3. Applicant will need to show how they propose to connect the building to sanitary sewer. 4. If the building requires foundation work or other stabilization measures around the building to support the second level the developer shall include an analysis to make sure the sewer adjacent to the building will not be adversely affected. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-1/2-inch meter is $12,700.00 and a 2-inch meter is $20,320.00. SURFACE WATER 1. There is an existing 8-inch storm water main located in N 2 nd St (Record DWG – S-051314 and Record DWG – S-051311). There is an existing 8-inch storm water main located in Garden Ave N (Record DWG – R-244101). There is an existing 12-inch storm water main located in the alley off of N 2nd ST (Record DWG – S-051314). There is an existing 10-inch storm water main located in Bronson Way N (Record DWG – D-200303). 2. There are two active type 1 stormwater catchbasin located on the northwest side of the building (Record DWG – R-244101). There is one active type 1 stormwater catchbasin located on Bronson Way N (Record DWG – D-100303). 3. If any new impervious surfaces are proposed a surface water system development fee is $0.641 per square foot of new impervious surface area, but not less than $1,608.00. This is payable prior to issuance of the construction permit. 4. Applicant will need to the City of Renton Surface Water Design Manual Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Exist Peak). The site falls within the Lower Cedar River drainage basin. This project is located within the City of Renton Aquifer Protection Area zone 1. 5. Drainage plans and a drainage report complying with the 2017 Renton Surface Water Design Manual will be required. TRANSPORTATION 1. Bronson way N is a principal arterial with 5 lanes, the existing right-of-way (ROW) width is approximately 90 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Dedication of 6.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9- 250C5d. 2. The proposed development fronts N 2 nd St along the north property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no ROW dedication will be required. Per City code 4-6-060, half street improvements shall be required and must include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 3. The proposed development fronts Garden Ave N along the west property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no ROW dedication will be required. Per City code 4-6-060, half street improvements shall be required and must include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 4. 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. Based on the traffic impact analysis traffic impact fees will be assessed at the time of building permit. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. Per RMC 4-6-090 existing overhead power and utility facilities are required to be relocated underground. 7. Per RMC 4-6-060 Street lighting shall be required along all street frontages. GENERAL COMMENTS 1. If frontage improvements are required, 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 10-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. 4. All construction utility 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: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2018 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. K:\Preapps\2018\PRE18-000233_CITC Facility\02.Review Comments DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:April 19, 2018 TO:Pre-Application File No. 18-000233 FROM:Clark H. Close, Senior Planner SUBJECT:CITC Facility – 1300 Bronson Way N General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The applicant is proposing to renovate, restore and complete seismic upgrades to the existing 30,604 square foot Bryant Motors facility as well as add a new second floor 25,971 square feet addition to house Construction Industry Training Council of Washington (CITC) Headquarters and Training Facility. CITC is a state-licensed, vocational trade school for the construction industry offering training throughout Washington State. The project would include environmental and soil remediation. Site development would include redevelopment of existing parking lot east of the alley, upgraded and replaced utility services, extensive landscaping, site lighting, and a public plaza at the southwest corner of the site at Bronson Way N and Garden Ave N. The project site is approximately 1.5 acres and is located at 1300 Bronson Way N at the NE intersection of Garden Ave N and Bronson Way N. The project site includes six (6) parcels (1352300025, -0005, -0071, -0060, -0045, and -0050). The existing truck sales and service facility site is bordered by Garden Ave N, Bronson Way N, N 2nd St, Meadow Ave N and the public alley that runs down the middle of the site. The first four (4) parcels listed above are zoned Commercial Arterial (CA) and the last two parcels listed above are zoned Residential-10 (R-10). With the second floor addition, the proposed building would be approximately 34 feet tall with a combined floor area of approximately 56,575 square feet. The project is proposing to locate 88 surface parking spaces with limited landscaping and a refuse and recycling enclosure to the east of the public alley. The renovated existing building and potential upper story addition for CITC is proposed to be divided as follows: approximately 10,000 square foot office/administrative area; approximately 5,200 square foot student/instructor common area; approximately 25,000 square foot laboratories; and approximately 16,300 square foot classroom area. CITC Facility Page 2 of 6 April 19, 2018 K:\Preapps\2018\PRE18-000233_CITC Facility\02.Review Comments Current Use: The site includes an existing 30,604 sf service building built in 1936 (Bryant Motors). Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “CA and R-10 standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html #4-2-120A and http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/ Renton0402110A.html#4-2-110A. Zoning: The development parcels are located within the Commercial & Mixed Use (CMU) and Residential High Density land use designations and the Commercial Arterial (CA) and Residential- 10 (R-10) zoning designation. Trade or vocational school require a Hearing Examiner Conditional Use Permit in the CA zone. Parking would be considered an accessory use to the vocational trade school. Because no structures would be constructed on the R-10 zoned parcel, the balance of pre-application meeting comments will only be directed towards the CA zone. The property is located within Urban Design District ‘D’, and therefore subject to additional design elements. 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. Between similar zones, a lot combination should be completed when it bisects buildings. 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 or within an onsite parking garage. No changes are proposed to the existing first floor building footprint. The current Bryant Motors building has an estimated building coverage of roughly 90% between lots 1352300025 and 1352300005, which exceeds the maximum building coverage of the CA zone. 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. No changes are proposed to the existing ground floor building footprint which is setback approximately 15 feet from Bronson Way N. Portions of the second story would be stepped back from Bronson Way N and Garden Ave N. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. Building Height: The maximum building height permitted in the CA zone is 50 feet. A new second story is proposed above the existing first story. The proposed overall building height is 34 feet which would comply with the maximum building height requirements of the zone. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The application must include elevations and details for the proposed methods of screening if utility and mechanical equipment are added as part of the tenant improvements. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. CITC Facility Page 3 of 6 April 19, 2018 K:\Preapps\2018\PRE18-000233_CITC Facility\02.Review Comments Refuse and Recycling Areas: All new developments are required to provide on-site refuse and recyclable deposit area in compliance with the refuse and recyclable deposit areas regulations. 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 509 square feet recycling and refuse deposit area would be required for a 56,575 sf structure. Landscaping: Changes in the use of a property are required to comply with the City’s landscaping regulations. 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. All parking lots shall have perimeter landscaping. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees. Perimeter landscaping may not substitute for interior landscaping. Minimum landscape area shall be provided as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space Significant Tree Retention: A tree inventory and a tree retention plan along with a tree retention worksheet would be required when trees are located on the site. No significant trees appear to be located on the site. Fences or Retaining Walls: The location of any proposed screening fences must be designated on the landscape plan or grading plan respectively. A fence detail should also be included on the proposed plans. 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 parking regulations are required for the new structure. Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking requirements for trade or vocational schools are a minimum and maximum of 1 per employee plus 1 for every 3 student rooming units, plus 0.5 space for every full-time student not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. A parking count analysis shall be submitted at the time of conditional use permit review. Compliance with the parking regulations would be verified at land use review. CITC Facility Page 4 of 6 April 19, 2018 K:\Preapps\2018\PRE18-000233_CITC Facility\02.Review Comments If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information. Beyond the 25% allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls is based on the total number of spaces provided. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of parking stalls. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access would be subject to sight visibility requirements and minimum spacing from the established intersections. According to the submitted drawings, access to the site is proposed via the exiting public alley that runs north/south through the middle of the site. No other curb cuts are proposed along the public street frontages. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Compliance with pedestrian pathways and connections would be further analyzed at the time of conditional use permit review. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required for exterior modifications such as facade changes, windows, awnings, signage, etc. 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. CITC Facility Page 5 of 6 April 19, 2018 K:\Preapps\2018\PRE18-000233_CITC Facility\02.Review Comments All building façades 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 façade 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). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Environmental Review: The overall proposal is a change of use from commercial service building to a vocational trade school facility (greater than 4,000 square feet); therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Conditional Use Permit: Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. Decisional criteria for the conditional use permit are itemized in RMC 4-9-030D. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the application. Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Projects that exceed 25,000 square feet of gross floor area in the CA zone require a public hearing. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the application. Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2018 application fee would be as follows: $3,000 Hearing Examiner Conditional Use Permit, $3,500 Hearing Examiner Site Plan Review and $1,500 SEPA Checklist. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. 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)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. CITC Facility Page 6 of 6 April 19, 2018 K:\Preapps\2018\PRE18-000233_CITC Facility\02.Review Comments Public Information Sign: Public Information Signs are required for all Type III Land Use Permits (Hearing Examiner Conditional Use Permit), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of the building. These fees would be calculated at the time of building permit application and payable prior to building permit issuance. The 2018 impact fees are as follows: A Transportation Impact fee would be determined from the ITE manual; and A Fire Impact fee of $0.72 per square foot for education schools. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: 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 Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment. Expiration and Extensions: Once the Conditional Use Permit and Site Plan applications have been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the responsibility of the owner to monitor the expiration date. 206 . 933 . 1257www.rhodesarchitecture.comExterior View ·2018/03/22 © 2018 Rhodes Architecture + LightCITC RENTON1300 BRONSON WAY NORTH, RENTON, WA 1300 BRONSON WAY N. PROPOSED 2 LEVEL CONC. BUILDINGBLD HEIGHT: 34'-0"FFE: 41.00'TOTAL ACREAGELOTS 1-8.776 ACRES33820.23 FEETB R O N S O N W A Y N .A S P H A L T - P U B L IC R /W V A R IE SGARDEN AVE. N.ASPHALT - PUBLIC 60' R/WMEADOW AVE. N.ASPHALT - PUBLIC 60' R/WNORTH 2ND STREET ASPHALT - PUBLIC 60' R/W PROPOSED PARKING AREATOTAL ACREAGE:LOTS 9-160.720 ACRES31355.39 SQ. FT.S E T B A C K 15'-0"PARCEL CAPN: 1352300045LOT 9PARCEL DAPN:1352300050LOT 10PARCEL ELOT 11PARCEL ELOT 12PARCEL ELOT 13PARCEL ELOT 14PARCEL ELOT 15PARCEL ELOT 160'10'20'40'80'PUBLIC ALLEYACCESS ACCESS ACCESSACCESSACCESSACCESSACCESS1300 BRONSON WAY NORTH• EXISTING BUILDING AREA TO REMAIN – 30,603.80 S.F.• PROPOSED 2ND LEVEL ADDITION – 25,971.2 S.F.• TOTAL PROPOSED FLOOR AREA - 56,575 S.F.• PROPOSED PARKING - 88 PARKING SPOTSEXISTING BUILDINGAREA TO BE REMOVEDPROPOSED 2NDLEVEL ABV.PROPOSED 1703 S.F. PUBLICPLAZA (1% SITE + 1% GROSSBLDG. AREA),PER (RMC 4-3-100)ENTRY PERVIOUS PAVING /PLANTING / WATER FEATUREDRIVE AISLE 24'-0"299'-2"102'-3 5/8"LANDSCAPE SCREENINGSURROUNDINGPARKING, TYP.PARCEL BLOT 8PARCEL BLOT 7PARCEL BLOT 6PARCEL BLOT 5PARCEL ALOT 4PARCEL ALOT 3PARCEL ALOT 2PARCEL ALOT 1SCREENEDMETAL TRASH /RECYCLINGENCLOSURELANDSCAPINGSIDEWALKSPAVEMENTPEDESTRIAN WALKWAYS / PLAZASPLANTING206 . 933 . 1257www.rhodesarchitecture.comProposed Conceptual Site Plan · 1" = 40'-0"2018/03/22 © 2018 Rhodes Architecture + LightCITC RENTON1300 BRONSON WAY NORTH, RENTON, WA ACCESSACCESSACCESSACCESSACCESSACCESSACCESS ACCESS 41.08 41.09 41.09 41.35 41.6041.37 41.66 42.26 41.62 41.65 41.6442.27 41.76 41.69 41.81 42.75 42.74 42.73 42.23 42.22 42.61 42.49 42.23 42.23 41.88 41.76 42.54 42.65 42.89 42.88 42.47 42.40 43.28 43.59 42.93 43.76 43.74 43.69 43.53 43.19 43.35 42.72 42.84 43.86 42.93 42.83 43.10 42.80 42.86444443 43 434343434 42 4 2 4242424 424 2 424242424242424242424242414141414141414141 41 4040404040 40 4 0 16.00' Public Alley0.38' 0.50' 0.50' 0.06' 0.03' S 89°26'10" E 564.00'N 01°02'50" E 296.90' (m)40.00'40.00'40.00'40.00'40.00'40.00'40.00'16.90'102.8'322.1'1 0 2.1'313.5'N 89°26'10" W 103.00' (m)N 01°03'01" E 311.92' (m)40.00'40.00'40.00'40.00'40.00'40.00'40.00'31.92'S 8 2 °1 6 '4 5 " W 1 0 4 .2 3 ' (M ) S 8 2 °1 6 '4 5 " W 6 2 .8 9 ' (m )S 46°44'27" W 57.03' (m)N 01°03'08" E 314.25' (m)82.81'40.00'40.00'40.00'40.00'40.00'40.00'40.00'S 8 1 °0 2 '4 0 " W (R ) S 8 1 °0 2 '4 0 " W (R )S 45°33'40" W 57.04' (r)N 00°11'15" E (r)S 89°19'45" E (r) S 89°19'45" E (r)N 00°11'15" E (r)N 00°11'15" E (r)N 00°11'15" E (r)S 89°26'10" E 103.00' (m)N 01°02'50" E 362.81' (m)1 Story Conc. Building Building Height: 22' 32495.30 Sq. Feet FFE: 41.03' Total Acreage: Lots 9-16 0.720 Acres ± 31355.39 Sq. Feet Total Acreage: Lots 1 - 8 0.776 Acres ± 33820.23 Sq. Feet LOT 1 APN: 1352300050 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15 LOT 16 LOT 9 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 B R O N S O N W A Y N . (A s p h a lt - P u b lic R /W V a r ie s ) C/L C/LC/LC/LC/LNo rth 2 n d Street (Asphalt - Public 60 ' R /W)Meadow Ave. N.(Asphalt - Public 60' R/W)Garden Ave. N.(Asphalt - Public 60' R/W)Rim Elevation: 42.96' Invert North: 35.46' Rim Elevation: 40.04' Invert North: 34.24' Invert South: 34.04' Rim Elevation: 40.38'Rim Elevation: 40.54' Rim Elevation: 40.62' Rim Elevation: 42.03' Parcel A Parcel A Parcel A Parcel A Parcel B Parcel B Parcel B Parcel B Parcel C APN: 1352300045 Parcel D Parcel E Parcel E Parcel E Parcel E Parcel E Parcel E R/W R/WR /W R /W R/WR/WR e t a i n i n g W a l l Retaining WallAsphalt area Asphalt area Grass area E C u r b Temporary Benchmark: Found City Monument Elevation: 40.164' N: 179929.0736 E: 1302410.0742 Parcel A APN: 1352300005 Parcel B APN: 1352300025 Parcel E APN: 1352300060 & 1352300071 0'10'20'40'80'ORIGINALSTRUCTURE (1947)ADDITIONADDITION (1962)ADDITION (1967)VICINITY MAP1300BRONSONWAY N.206 . 933 . 1257www.rhodesarchitecture.comExisting Site Plan · 1" = 40'-0"2018/03/22 © 2018 Rhodes Architecture + LightCITC RENTON1300 BRONSON WAY NORTH, RENTON, WASITE PHOTO 1ST FLOORPERIMETER CIRCULATIONENTRY ATRIUM W/VERTICAL CIRCULATION2ND FLOORCIRCULATION SPINEATRIUM SPACES /CIRCULATIONADMIN/OFFICE SPACESCLASSROOMSLAB SPACESPROGRAMMATIC DIAGRAM1ST FLOOR2ND FLOOR206 . 933 . 1257www.rhodesarchitecture.comProgrammatic Diagram ·2018/03/22 © 2018 Rhodes Architecture + LightCITC RENTON1300 BRONSON WAY NORTH, RENTON, WAPROGRAMMATIC LAYOUTPROGRAMGROSS FLOOR AREA1ST FLOORAdministration / Office1,500 SFCirculation / Utility2,218 SFClassrooms4,147 SFLabs18,554 SF2ND FLOORAdministration / Office7,440 SFCirculation / Utility869 SFClassrooms7,772 SFLabs6,807 SFVERTICAL CIRCULATIONCirculation / Utility7,320 SFGrand total: 3456,628 SF BRONSON WAY NORTHGARDEN AVENUE NORTHMEADOW AVENUENORTH 2ND STREET206 . 933 . 1257www.rhodesarchitecture.comSite Axon ·2018/03/22 © 2018 Rhodes Architecture + LightCITC RENTON1300 BRONSON WAY NORTH, RENTON, WA 2,257 188 COR Maps This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. PRE18-000233 CITC Facility 4/16/2018 Legend 128064 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 128 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary Addresses Parcels Zoning RC-Resource Conservation R1-Residential 1 du/ac R4-Residential 4 du/ac R6-Residential - 6 DU/AC R8-Residential 8 du/ac R10-Residential 10 du/ac R14-Residential 14 du/ac RMF-Residential Multi-Family RMH-Residential Manufactured Homes CN-Commercial Neighborhood CV-Center Village CA-Commercial Arterial UC-Urban Center CD-Center Downtown COR-Commercial Office/Residential CO-Commercial Office IL-Industrial - Light IM-Industrial - Medium IH-Industrial - Heavy Overlay Districts Auto Mall A Auto Mall B