HomeMy WebLinkAboutPre-application comments PREAPPLICATION MEETING FOR
Renton Rods and FA Customs
10810 & 10828 SE Petrovitsky Road
PRE 16-000604
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 25, 2016
Contact Information:
Planner: Jill Ding, 425.430.6598
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
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:
TO:
FROM:
SUBJECT:(Renton Rods FA Kustoms by Joseph Palumbo) PRE16-000604
Jill Ding, Senior Planner
8/22/2016 12:00:00AM
Corey Thomas, Plan Review/Inspector
1. Applicant shall provide a completed hazardous material inventory statement prior to building permit
submittal. Use of fire department form or approved equivalent is required.
2. Paint spray booth shall comply with all requirements of Chapter 24 of the fire code, paint booth shall have
approved fire suppression system installed. Fire suppression installation permit required.
3. Indoor vehicle display in retail/office building shall comply with requirements outlined in Sections 313 and
314 of the fire code.
4. Annual permits required for spray painting, flammable liquid storage, cutting and welding.
Page 1 of 1
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding
and may not 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. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT:(Renton Rods FA Kustoms by Joseph Palumbo) PRE16-000604
Rohini Nair, Plan Reviewer
Jill Ding, Senior Planner
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 22, 2016
TO:Jill Ding, Current Planning section
FROM:Rohini Nair, Plan Review section
SUBJECT:Renton Rods & FA Customs preapp
10810 & 10828 SE Petrovitsky Rd & 17426 108th Ave SE
PRE 16-000604
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.
Water
1.Water Service is provided by Soos Creek Water and Sewer District.
2.A water availability certificate will be required to be submitted to the City during land use application
review. The water availability certificate should include the information that the fireflow requirement of the
Renton Fire Department for this project is available.
Page 1 of 3
3.Approved water plans from Soos Creek should be provided during utility construction permit review.
Sewer
1.Sewer Service is provided by Soos Creek Water and Sewer District.
2.A sewer availability certificate will be required to be submitted to the City during land use application
review.
3.Approved sewer plans from Soos Creek should be provided during utility construction permit review.
Stormwater
1.The project description provided with the prepplication submittal indicated that the project is an interior
remodel project and did not include elements that meet the criteria ( I to v ), which triggers drainage review
based on the City of Renton 2009 Surface Water Design Manual Amendments
a.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 construct or modify a drainage pipe or ditch that is 12 inches or more in size, or
d.is located or is adjacent to a flood hazard area, erosion hazard area, steep slope hazard area, landslide
hazard area, or located in a landslide hazard drainage area
e.redevelopment project has a total of new plus replaced impervious surface of 5,000 square feet or more,
and exceeds 50% of the assessed value of the existing site improvements.
Since the project description in the preapplication did not mention any of the above elements, it does not
seem that a drainage review is required.
However, if the project elements involve any of the above mentioned elements, then a drainage review is
required. For a drainage review, a drainage report complying with the City adopted 2009 King County
Surface Water Manual and City Amendments will be required. Based on the City’s flow control map, this site
falls within the Flow Control Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A – Flow chart for
determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual
Amendment. Stormwater BMP’s applicable on the site must be used.
2.A geotechnical report based on RMC 4-8-120.D.7 is required for the site. The information shown in Table
18, separated into sections is required Information on the water table and soil permeability with
recommendations of appropriate flow control BMP options with typical designs for the site from the
geotechnical engineer shall be submitted with the application. The geotech report should include information
whether the site is suitable for infiltration.
3.Surface water system development fee is $0.594 per square foot of new impervious surface area, but not
less than $1,485.00.
Transportation
1. Payment of transportation impact fee is applicable on the buildings at the time of issuance of the building
permit. Please see the City of Renton Fee Schedule for the transportation impact fees. The current rate for a
mini warehouse is $0.99 per square foot. The transportation impact fee rate that is current at the time of
building permit application will be applicable.
2.A traffic impact study is needed for project s that generate 20 or more new peak hour trips in either the
AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the
pre-application packet.
3.The proposed development site has frontage on SE Petrovitsky Road, a five lane Principal Arterial. The
existing ROW width on the frontage varies from approximately 70 feet to approximately 82 feet. The proposed
project is an interior remodel only tenant improvement project for two parcels. No building addition, exterior
reconstruction, parking lot changes, etc., are included with the project. As per RMC 4-6-060.D, interior
Page 2 of 3
remodel only projects are exempt from dedication and street frontage improvements.
If the project elements change and changes other than interior building remodel are proposed, then ROW
dedication and street frontage improvements will be required. Per RMC 4-6-060, the minimum ROW width
required on a five lane principal arterial is 103 feet. However, there is a Transportation Division plan along SE
Petrovitsky Rd, which will require the ROW dedication width of approximately 30 feet in front of parcel
2923059095 and ROW dedication width of approximately 18 feet in front of parcel 2923059017 on the
frontage. The street frontage improvements will include on the north side of SE Petrovitsky Rd, a bike lane, a
right-turn only lane, a 0.5 feet wide curb, a 8 feet wide landscaped planter, a 12 feet wide ped/ bike path, and
a 2 feet clear area from back of the path to the new ROW line. The ROW dedication (the larger value of the
ROW width required by the RMC 4.6.060 and the ROW width required by the Transportation plan) will be
required to be provided by the developer. A street modification and fee – in lieu request may be submitted
with the applicant during land use application. ROW dedication and street frontage improvements are
required to be provided by the developer. The submittal document mentioned that the applicant is considering
buying the corner lot 17426 108th Ave SE (parcel 2923059110). Changes to the existing building or parking
area, or paving, etc. was not mentioned in the submittal document. Therefore, the ROW dedication and street
frontage improvement requirement of this lot was not reviewed. If the parcel 2923059110 is subject to
changes other than interior remodel changes to the existing building, then the developer should contact the
City to get the information of the required ROW dedication and street frontage improvements along both SE
Petrovitsky Rd and 108th Ave SE. ROW dedication of approximately 40 feet width will also be required at the
corner of SE Petrovitsky Rd and 108th Ave SE.
4. The driveway location on SE Petrovitsky Rd will have left turn restrictions. For any changes to the site, the
driveway from SE Petrovitsky Rd must be located near the east property line of parcel 2923059017. Please
refer to RMC 4-4-080 for driveway requirements.
5.The City of Renton Trench restoration and Street overlay requirements will be applicable for any work in
the public right of way.
General Comments
1.All construction or service utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2.When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the
drainage report, permit application, an itemized cost of construction estimate, and application fee at the
counter on the sixth floor.
3.All utilities serving the site are to be undergrounded.
Page 3 of 3
h:\ced\planning\current planning\preapps\2016 preapps\pre16-000500\16-000500 vision house ti (ca
zone, urban design d, wpa2).doc
DEPARTMENT OF
COMMUNITY AND
ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 25, 2016
TO:Pre-Application File No. 16-000604
FROM:Jill Ding, Senior Planner
SUBJECT:Renton Rods and FA Customs
10810 & 10828 SE Petrovitsky Road
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 project site is located on the north side of SE Petrovitsky Road just east of
108th Avenue SE and is addressed as 10810 & 10828 SE Petrovitsky Road. The proposal includes
the reuse of the existing fire station for office space and a vehicle repair shop. The proposed use
is a specialty automotive shop that will service, repair, build, and customize classic cars and
trucks. The proposal would utilize the existing office and shop buildings on the project site for
the business. Equipment and tools would be installed in the shop building and the office building
would be converted into an office and retail store. Access to the site would remain in its current
configuration off of SE Petrovitsky Road. No exterior site improvements were indicated in the
submitted pre-application materials.
Current Use: The site was previously occupied with a fire station.
Development Standards: The project would be subject to RMC 4-2-120B, “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,
the Commercial Arterial (CA) zoning designation, and Urban Design District D. Vehicle service
and repair, small is a use that is permitted in the CA zone with an administrative Conditional
Use Permit, provided:
Renton Rods & FA Customs TI
Page 2 of 4
August 25, 2016
h:\ced\planning\current planning\preapps\2016 preapps\pre16-000604\16-000604 renton rods & fa
customs ti (ca zone, urban design d).doc
All operations shall be conducted entirely within an enclosed structure.
a. Vehicles shall only be held on the property while being serviced and shall have an active
repair or service invoice that shall be made available to the City upon the City’s request.
b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall
be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside,
unless enclosed within a building.
c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone.
d. Any overnight vehicle parking accessory to this use shall not be located in the front
setback or in a side setback along a street.
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. No subdivision is proposed,
the existing site area totals 60,669 square feet, which exceeds the minimum lot size
requirement.
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. No additions to the existing structure are
proposed. Compliance with this requirement would be verified if an expansion to the existing
structure is proposed at the time of building permit review. In addition, any vehicle holding
areas would count towards the maximum lot coverage requirements.
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. All proposed improvements would be interior to the existing structure. Any
exterior expansions would be reviewed for compliance with the setback requirements at the
time of building permit review.
Building Height – The maximum building height permitted in the CA zone is 50 feet. The existing
buildings have a height of 1 story and are likely below the maximum 50-foot height limit. No
increases in height are proposed, any height increases would be required to comply with the
maximum 50-foot height limit.
Landscaping – Changes in the use of a property or remodel of a structure that requires
improvements equal to or greater than fifty percent (50%) of the assessed property valuation
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. Ten feet (10') of on-site
landscaping is required along all public street frontages, with the exception of areas for required
walkways and driveways. Vehicles held on the site shall be subject to the screening and
landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a
building. Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. A landscape plan is required if the proposed remodel requires
improvements equal to or greater than fifty percent (50%) of the assessed property valuation.
Renton Rods & FA Customs TI
Page 3 of 4
August 25, 2016
h:\ced\planning\current planning\preapps\2016 preapps\pre16-000604\16-000604 renton rods & fa
customs ti (ca zone, urban design d).doc
Tree Preservation – A tree inventory and a tree retention plan along with a tree retention
worksheet shall be provided with the formal land use application. According to the proposed
regulations, the tree retention plan must show preservation of at least 10 percent (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.
Screening - All operating equipment located on the roof of any building shall be enclosed so as
to be screened from public view in accordance with the requirements outline under RMC 4-4-
095.
Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A fence taller than six feet (6') requires a
building permit. New or existing fencing would need to comply with RMC 4-4-040.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information.
Parking – The parking regulations are required to the change of all or a portion of a
building/structure or land use to a use requiring more parking than the previous use. Vehicle
service and repair uses require 2.5 spaces per 1,000 square feet of net floor area. There are no
specific parking requirements for a fire station. No square footage information was provided
with the pre-application materials; therefore staff was unable to calculate the number of
required parking spaces. Compliance with the parking regulations would be verified at the
time of building permit review.
Refuse and Recyclables – 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
Renton Rods & FA Customs TI
Page 4 of 4
August 25, 2016
h:\ced\planning\current planning\preapps\2016 preapps\pre16-000604\16-000604 renton rods & fa
customs ti (ca zone, urban design d).doc
of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. If any
new development on the site is proposed, compliance with this section would be required.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I.
Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, would be
required if exterior modifications such as façade changes, windows, awning are proposed.
Only those portions of the structure which are changes would be reviewed under Design
District D standards. See Renton Municipal Code section 4-3-100.
Environmental Review: The proposal would be exempt from Environmental (SEPA) Review in
accordance with WAC 197-11-800, as the proposal does not involve a change of occupancy.
Permit Requirements: The proposal would require a Building Permit. The building permit fees
are based on the value of the proposed addition. Once a building permit application is
submitted, the initial review would be completed in an estimated time frame of 4 weeks.
In addition to the required building permit, a separate construction permit would be required.
The review of these permits may occur concurrently.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas. If any building
expansions or new buildings are proposed, fire and transportation impact fees assessed based
on the use of the building would be assessed.
Expiration: Upon building permit approval, the building permit approval is valid for one year.