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HomeMy WebLinkAboutUS Native Seafood Meeting SummaryPREAPPLICATION MEETING FOR US Native Seafood PRE 18-000593 CITY OF RENTON Department of Community & Economic Development Planning Division September 13, 2018 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov Fire Prevention Reviewer: Corey 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). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:September 6, 2018 TO:Jill Ding, Senior Planner FROM:Cory Cappelletti, Plans Review Inspector SUBJECT:US Native Seafoods 1. The preliminary fire flow is 2,250 gpm. A minimum of 3 fire hydrants are required. One within 150-feet and 2 within 300-feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300-feet. One hydrant is required within 50-feet of all fire department connections for sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. The fire impact fees are currently applicable at the rate of $1.25 per square foot for retail and $0.15 per sq.ft. for the warehouse. This fee is paid at building permit issuance. 3. The narrative stated there might be idle pallets stored in the building. Fire sprinklers will be required if wood or plastic pallets are stored indoors. If sprinklers are installed they must be monitored. Separate permits will be required for the fire sprinklers and the monitoring system. The following are requirements for wood pallet storage, requirements for plastic pallets are more stringent. Per NFPA 13 12.12.1.2 Wood Pallets, when stored indoors, shall be protected in accordance with one of the following: a. Control mode density/area protection as specified in table:12.12.1.2 (a) b. CMSA sprinkler protection in accordance with Table 12.12.1.2(b) c. ESFR sprinkler protection in accordance with Table: 12.12.1.2(c) d. Control mode density/area sprinkler protection in accordance with the OH2 curve of the figure 13.2.1 existing with a hose stream demand of at least 250 gpm for a duration of at least 60 minutes when pallets are stored no higher than 6 feet and each pile of no more than four stacks is separated from other pallet piles by at least 8 feet of clear space or 25 feet of commodity. The maximum clearance to ceiling of 20 feet specified in 12.1.3.4 shall not apply to arrangement 12.12.1.2(4) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 13, 2018 TO:Jill Ding, Planning Division FROM:Justin Johnson, Civil Engineer 3 SUBJECT:Utility and Transportation Comments Hilite Seafood Pre 18-000593, 217 Airport Way 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) 7229300075. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER: There is an existing 8-inch water main in Airport Way S than can deliver 2,500 gpm. The static water pressure is approximately 70 psi at elevation 32 feet. There are 2 existing fire hydrants within 300 feet of the building and each hydrant can deliver 1,000 gpm. There is an existing ¾-inch water meter serving the existing building. If a fire sprinkler system (see RFA’s comments) is required then a backflow prevention assembly such as a detector double check valve assembly (DDCVA) will be required at the connection to the City water main in Airport Way S. The DDCVA shall be located on private property in accordance to City standards. A backflow prevention assembly is also required on the private domestic water service line downstream of the City’s water meter. Subject to applicable water system development charges based on the size of the fire sprinkler stub. SANITARY SEWER: This site is within the City of Renton sanitary sewer utility service boundary. There is an existing 8-inch sanitary sewer main (Record Drawing: WWP2700209) located in S Tillicum St and along the southern property line. The proposed project is required to show how they propose to serve the new development with sanitary sewer service meeting City of Renton standards. Hilite Seafood Page 2 of 3 September 13, 2018 STORM DRAINAGE: The site currently contains one buildings and there is an on-site stormwater conveyance system. There is an existing 12-inch piped conveyance system on Airport Way that flows from east to west. Refer to 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 (Existing Peak Conditions). The site falls within the Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Storm drainage improvements along 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 City of Renton Surface Water Design Manual. A geotechnical report for the site is required per the adopted 2017 Renton Surface Water Design Manual. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMP options per Core Requirement #9 and Appendix C, with typical designs for the site from the project civil engineer, shall be submitted with the application. The Surface Water SDC fee is $0.687 (but not more than $1,718) per square foot of new impervious area. This fee is collected at the time a construction or utility permit is issued, prior or concurrent to the issuance of the building permit. STREET IMPROVEMENTS: Due to the valuation being less than $150,000.00 this project is exempt from constructing frontage improvements. If the project is to exceed $150,000.00 the frontage improvements consistent with RMC 4-6-060 are required. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Street Restoration and Overlay requirements. The 2018 transportation impact fee is $1.29 per square foot for mini-warehouse. Fees are payable at the time of building permit issuance. GENERAL: 1. 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. Hilite Seafood Page 3 of 3 September 13, 2018 2. All construction permits for utility and street improvements will require separate plan submittals. All 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 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. 6. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. k:\preapps\2018\pre18-000593_us_native_seafood\02.review comments\planning comments_18- 000593 (ca us native seafood).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 13, 2018 TO:Pre-Application File No. 18-000593 FROM:Jill Ding, Senior Planner SUBJECT:US Native Seafood 217 Airport Way 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 subject property is located on the south side of Airport Way and on the north side of S Tillicum Street to the west of Shattuck Avenue S, across from the Renton Municipal Airport and is addressed as 217 Airport Way. The project site totals 4,000 square feet and is currently used as a wholesale seafood business. The proposal includes the construction of a 1,124 square foot addition to the existing 1,235 square foot building. Access to the site would remain off of S Tillicum Street. A seismic hazard area is mapped on the project site. Current Use: Currently the site is occupied with a wholesale seafood business, proposed to remain. 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). Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. The proposal includes the construction of a 1,124 square foot addition to the existing 1,235 square foot wholesale retail seafood building. In accordance with a recently adopted Code Interpretation (CI-139) Wholesale Retail is a permitted use in the CA zone within the Employment Area designation, however as the project site is located within the CMU designation, wholesale retail would not be permitted. The existing wholesale retail use is a legal non-conforming use. US Native Seafood Page 2 of 6 September 13, 2018 k:\preapps\2018\pre18-000593_us_native_seafood\02.review comments\planning comments_18- 000593 (ca us native seafood).doc Retail sales is an outright permitted use within the CA zone. Retail sales is defined as: Establishments within a permanent structure engaged in selling goods or merchandise available for immediate purchase and removal from the premises by the general public for personal or household consumption, and rendering services incidental to the sale of such goods. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Minimum Lot Size, Width and Depth – There are no minimum requirements lot width or depth within the CA zone. However, the minimum lot size in the CA zone is 5,000 square feet. The existing site area totals 4,000 square feet, which is less than the minimum lot size required, however no subdivision is proposed therefore the existing site is an existing legal non- conforming lot with regards to lot size. Lot Coverage – The CA zone allows a maximum building coverage of 65 percent. The proposed 1,124 square foot addition to the existing 1,235 square foot building would result in a building coverage of 59 percent, which is less than the maximum 65 percent permitted in 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 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 20 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, then a 15-foot setback is required. The proposed addition would be located to the side and rear of the existing structure. The project site does not abut a residential zone, therefore no minimum side or rear yard setbacks are required. The proposed addition would maintain the existing 23- foot front yard setback, a zero foot side yard and a 16.5 foot rear yard setback. The proposal would comply with the required side and rear yard setbacks. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone. Building Height – The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures (commercial and residential in the same building). In addition, the FAR Part 77 airport height regulations limit the height on the project site to approximately elevation 92 at the northeastern most corner and 162 at the southwestern most corner of the project site. Elevations were not provided with the submitted pre-application materials; therefore staff was unable to verify compliance with this requirement. Compliance with building height and FAR Part 77 airport height requirements would be verified at the time of formal building permit review. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – In retail developments, a minimum of five (5) 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 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. US Native Seafood Page 3 of 6 September 13, 2018 k:\preapps\2018\pre18-000593_us_native_seafood\02.review comments\planning comments_18- 000593 (ca us native seafood).doc Landscaping – 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 minimum on-site landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). Surface parking lots with fewer than 15 parking spaces are exempt from the parking lot landscaping requirements. Tree Preservation – If tree removal activities are proposed, a Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet would be required at the time of formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator’s satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City’s discretion. Fences – 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 Footage of Use Ratio Required Spaces Retail 2,359 Min: 2.5 spaces / 1,000 SF Max: 5.0 spaces / 1,000 SF Min: 6 Max: 12 Upon a change of use and except when located in a shopping center, if the number of stalls needed for the new use exceeds the actual number of legally existing stalls on site by a US Native Seafood Page 4 of 6 September 13, 2018 k:\preapps\2018\pre18-000593_us_native_seafood\02.review comments\planning comments_18- 000593 (ca us native seafood).doc percentage equal or greater than shown in the table below, all of the stalls required of the new use shall be provided Existing Stalls Percentage Threshold 1 – 10 140% 11 – 30 130% 31 – 60 120% 61+110% For example, if the calculated number of stalls needed for a retail store equals fifteen (15) and only ten (10) stalls legally exist on site, then all fifteen (15) stalls shall be provided because the percentage difference between the number of stalls needed for the new use and the number of existing stalls on site exceeds one hundred forty percent (140%) [1.40 x 10 = 14]. It is unclear how many existing stalls are dedicated to the project site and how many stalls would be provided after the construction of the addition; therefore staff was unable to verify compliance with the parking requirements. 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 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The proposal would be exempt from bicycle parking as the proposed development would not exceed the 4,000 square foot threshold required for bicycle parking. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Existing access off of S Tillicum Street is proposed to remain. 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 parcels 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. 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. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required for exterior modifications such as facade changes, windows, awnings, signage, etc., which shall comply with the design requirements for the new portion of the structure, sign, or site improvement. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. US Native Seafood Page 5 of 6 September 13, 2018 k:\preapps\2018\pre18-000593_us_native_seafood\02.review comments\planning comments_18- 000593 (ca us native seafood).doc 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). Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Staff was unable to verify compliance with many of the design standards as building elevations were not submitted with the pre-application materials. Design review would be completed the during the formal land use process. Critical Areas: A seismic hazard area is mapped on the project site. Due to the presence of geological hazards on 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. Environmental Review: The proposal would result in the addition of less than 4,000 square feet of a non-residential structure, therefor the proposal would be exempt from Environmental (SEPA) Review in accordance with WAC 197-11. Permit Requirements: The proposal would require a building permit. Detailed information regarding the building permit application submittal is available on the City’s website at www.rentonwa.gov. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: US Native Seafood Page 6 of 6 September 13, 2018 k:\preapps\2018\pre18-000593_us_native_seafood\02.review comments\planning comments_18- 000593 (ca us native seafood).doc Fire Mitigation fee currently assessed at $1.25 per square foot of retail. A Transportation Mitigation Fee assessed based on the values outlined in the ITE manual.