HomeMy WebLinkAboutSTAFF COMMENTS_PRE20-000035PRE-APPLICATION MEETING FOR
JONES RD CAR RENTAL
1703 NE 43RD STREET (4232 JONES AVE NE)
PRE20-000035
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 5, 2020
Contact Information:
Planner: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov
Public Works Plan Reviewers: Jonathan Chavez, 425-430-7288, jchavez@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:March 5, 2020
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Jones Rd Car Rental, 1703 NE 43rd Street
(4232 Jones Ave NE)
No Comment.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 28, 2020
TO:Angelea Weihs, Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Automotive Repair Shop
1703 NE 43rd Street
PRE20-000035
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)
3345700060. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant:
WATER
1. Water service is provided by the City of Renton. The site is in the Kennydale service area in the
320’ hydraulic pressure zone. The approximate static water pressure is 121 psi at a ground
elevation of 40’. A pressure reducing valve is required downstream of the water main when the
water pressure is over 80 psi.
2. There is an existing 8” cast iron water main west of the site located along the eastern frontage
of Jones Avenue NE that can deliver 2,300 gallons per minute. Reference Project File
WTR2700405 in COR Maps for record drawings.
3. The existing building is served by a 3/4” water service and meter. This service can be reused for
the repurposed building.
4. A reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR
Standard Plan 350.2 is required directly behind the domestic water meter on private property.
The RPBA may be located in the building if a drainage outlet for the relief valve is provided and
the location is approved by the City Plan Reviewer and City Water Utility Department.
5. No water system development charges are applicable as the project is not proposing to add a new
water service or increase the size of the existing water meter.
Auto Rental – PRE20-000035
February 28, 2020
Page 2 of 4
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 18” concrete sewer flowing north to south along the eastern edge of the site
and then east to west along the southern edge of the site. The main flows south beginning at an
existing manhole in Jones Avenue NE (COR Facility ID MH3385). Reference Project File
WWP2700180 in COR Maps for record drawings.
3. The site is served by a concrete side sewer that is connected to this main. This side sewer can
be reused for the repurposed building.
4. If floor drains are required or proposed in any garage or covered area, all wastewater from
these areas shall be routed through a City approved oil/water separator prior to discharge into
the City sewer main.
5. No sewer system development charges are applicable as the project is not proposing to add a
new water service or increase the size of the existing meter.
SURFACE WATER
1. A drainage review is required for projects that include
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/depth, or
d. is located in or adjacent to a flood hazard area, erosion hazard area, steep slope hazard
area, or landslide hazard area, landslide hazard drainage area, or
e. the redevelopment project proposes $100,000 or more of improvements to an existing
high-use site.
If any of the above mention criteria are met, then a drainage review meeting the current
City of Renton’s Surface Water Design Manual (RSWDM) will be required. City of Renton
standards include frontage improvements and the on-site work as one single project.
2. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area
matching Forested Conditions and is within the East Lake Washington Drainage Basin. Refer to
Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the 2017 Renton
Surface Water Design Manual (RSWDM).
3. There is an existing 12” polyethylene stormwater main to the west of the site along the east end
of Jones Ave NE.
4. If the site is subject to petroleum storage or transfer in excess of 1,500 gallons per year, then it is
considered a High-use Site. Per Special Requirement #5: Oil Control, if the project proposes
$100,000 more of improvements, or results in new plus replaced pollution-generating impervious
surfaces of 5,000 square feet or more, then the project must treat runoff from high-use portions
of the site using oil control treatment options from the High-Use menu.
5. Erosion control measures to meet the City requirements shall be provided.
6. The 2020 Surface water system development fee is $0.76 per square foot of new impervious
surface, but no less than $1,900.00. This is payable prior to issuance of the construction permit.
This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. If proposed new construction on the site has a valuation of less than $150,000, street frontage
improvements and right of way dedication are not required. If proposed new construction on the
Auto Rental – PRE20-000035
February 28, 2020
Page 3 of 4
site has a valuation of $150,000 or more, then the installation of street frontage improvements
and right of way dedication found in comment #2 may be required to conform to the City’s
complete street standards found in RMC 4-6-060.
2. Jones Avenue NE is classified as a commercial access street. Per RMC 4-6-060, the minimum right
of way width for a commercial access street is 69’. The minimum paved roadway width is 36’
consisting of 2 – 10’ travel lanes and an 8’ parking lane on each side of the road. A 0.5’ curb, 8’
planter strip, and 6’ sidewalk are required along both sides of the pavement. 2’ of clear space
behind the sidewalk is required along both sides of the roadway. The King County Assessor’s Map
shows a current right of way width of approximately 60’ for Jones Avenue NE adjacent to the site.
A right of way dedication of approximately 4.5’ along the frontage would be required to meet the
City’s street standards.
a. Jones Avenue NE has an approximately 30’ paved roadway section. There is a 0.5’ curb
and 6’ concrete sidewalk directly behind the curb along the eastern frontage. A street
modification may be submitted to keep these improvements in place. The request must
provide justification to why the City should accept the modification per RMC 4-9-250.
b. For commercial sites with buildings larger than 5,000 square feet in size, street
frontages are required to conform to the City’s street lighting standards. A street
lighting analysis and plan shall be submitted with a construction permit if this required is
triggered.
3. If the building’s use does change, a Trip Generation Report based on the project’s use and trip
generation data from the 9th edition of the Trip Generation Manual published by the Institute of
Transportation Engineers (ITE) will be required with the site plan submittal. A Traffic Impact
Analysis per City of Renton standards is required if the redevelopment generates new vehicular
traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak
periods as determined by the Trip Generation Report.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Street Restoration and Overlay requirements.
5. The development may be subject to transportation impact fees. The traffic impact fee will be
assessed at the time of building permit issuance.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. 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.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
Auto Rental – PRE20-000035
February 28, 2020
Page 4 of 4
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following, but not limited to:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 5, 2020
TO:Pre-Application File No. 20-000035
FROM:Angelea Weihs, Associate Planner
SUBJECT:Jones Rd Car Rental, 1703 NE 43rd Street
(4232 Jones Ave NE)
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, and City Council). Review comments may also need to be revised
based on site planning and other design changes required by City staff or made by the applicant. The applicant is
encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are
available online at www.rentonwa.gov
Project Proposal: The project site is located on the east side of Jones Avenue NE between NE 40th Street and NE
43rd Street, and is addressed at 1703 NE 43rd Street (4232 Jones Ave NE, parcel number 3345700060). The subject
site is 50,515 square feet and within the Commercial Arterial (CA) Zone and Urban Design District D. The site is
occupied by an existing 16,140 square foot industrial structure. The applicant is proposing to occupy the existing
site with a new vehicle rental business. The applicant did not identify any exterior changes to the site. Access to
the site is proposed to remain via an existing curb-cut off of Jones Ave NE. Sensitive slopes, seismic hazards,
wetlands, and streams are mapped on or within 50 feet of the project site.
Current Use: Currently the site is occupied with a 16,140 square foot legal, nonconforming industrial building.
Zoning: The subject property is located in the Commercial Arterial (CA) zoning classification, Urban Design District
D overlay district, and Commercial Mixed Use comprehensive plan designation. Based on the applicant’s
description, the proposed use would be a “vehicle rental, small” identified in the use table per RMC 4-2-060.
Vehicle rental, small uses are permitted uses in the CA zone provided the use is not permitted within the
Commercial and Mixed Use land use designation along Northeast Sunset Boulevard, Northeast Fourth (4th)
Street, or South Puget Drive. The subject property does not abut these streets; therefore, the vehicle rental,
small use is permitted on this property.
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).
Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There
are no minimum width or depth requirements. The existing site area totals 50,515 square feet, which exceeds
Jones Rd Car Rental
March 4, 2020
PRE20-000035
the minimum lot size requirement. No changes are proposed to the existing lot size, width, or depth as a result
of this proposal.
Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area or 75% if parking
is provided within the building. No building expansion is proposed with the pre-application submittal.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement.
Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback,
which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/side yard along a
street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. Per the
submitted site plan, the existing front yard setback is approximately 90 feet. Any proposed expansions to the
building in the future would be required to comply with the required setback areas. No expansion is proposed
with this pre-application submittal.
Building Height – The maximum building height permitted in the CA zone is 50 feet. It appears the existing
structure is well beneath the 50-foot maximum height. No expansion or changes to building height are proposed
with this pre-application submittal.
Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment.
Any new equipment installed as part of the project must meet the screening requirements in RMC 4-4-095. A
site plan or building permit should include elevations and details for the proposed methods of screening.
Refuse and Recycling Areas – All new developments for multi-family residences, commercial, industrial and other
nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection
of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and
Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks
for collection areas and specific requirements. 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. 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. Compliance with this requirement would be verified
at the time of formal land use or construction permit application.
Building Design Standards – Any exterior modifications such as facade changes, windows, awnings, signage, etc.,
shall comply with the design requirements of Urban Design District D for the new portion of the structure, sign,
or site improvement. Please see RMC 4-3-100 for more information specific to Urban Design District D.
Landscaping – Compliance with the landscape standards would be required if the addition to the existing building
increases the gross square footage of the building by greater than one third or a remodel requires improvements
equal to or greater than 50% of the assessed property valuation. Conversion of vacant land to parking triggers
compliance with landscaping regulations. Except for critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped with native,
drought-resistant vegetative cover.
Street Frontage Landscaping - The minimum onsite landscape width required along street frontages is 10 feet,
with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping.
Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot
landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior
parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by
Jones Rd Car Rental
March 4, 2020
PRE20-000035
twelve feet (12’) not including the curb (CI-120). Perimeter landscaping may not substitute for interior
landscaping.
Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10
feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a
minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of
one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within
3 years.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements.
A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be
submitted at the time of Conditional Use Permit application submittal.
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. A tree retention plan is required at the time of formal land use application.
Parking – 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 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].
The most applicable parking use for vehicle rental is Vehicle sales per RMC 4-4-080F.10.d.
Jones Rd Car Rental
March 4, 2020
PRE20-000035
The following ratios would be applicable to the site:
Use Square Footage of Use Ratio Required Spaces
Vehicle sales (large
and small vehicles)
with outdoor retail
sales areas:
16,140 SF (gross area)A minimum and maximum of 1 per
5,000 square feet. The sales area is not
a parking lot and does not have to
comply with dimensional requirements,
landscaping or the bulk storage section
requirements for setbacks and
screening. Any arrangement of motor
vehicles is allowed as long as:
A minimum 5-foot perimeter
landscaping area is provided;
They are not displayed in required
landscape areas; and
Adequate fire access is provided per
Fire Department approval.
3
Based on the proposed use, the project requires a total of 3 parking spaces. Additional information regarding
the number of existing parking spaces is required to determine if additional parking stalls are required. It should
be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum
of 9 feet x 20 feet, compact dimensions of 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 per RMC 4-4-80F.8.g.
A 25 percent reduction or increase from the minimum or maximum number of parking spaces may be granted for
nonresidential uses through site plan review process if the applicant can justify the modification to the satisfaction
of the Administrator. Justification might include, but is not limited to, quantitative information such as sales
receipts, documentation of customer frequency, and parking standards of nearby cities. Modifications beyond 25
percent must be requested via the formal modification process (RMC 4-9-250D)
The proposal would also be required to provide bicycle parking based on 10 percent of the required number of
parking stalls. The development would require a minimum of 1 bicycle parking spaces. See RMC 4-4-080F11b for
bicycle parking standards.
The applicant will be required at the time of formal land use or construction permit application to provide
detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed
via an existing driveway curb cut off of Jones Avenue NE.
Fence: The fence standards for commercial, industrial, and other uses can be found in Section 4-4-040(E).
Location and Maximum Height: A maximum of eight (8’) anywhere on the lot provided the fence, retaining
wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard.
Electric Fence: All electric fences shall be posted with permanent signs a minimum of thirty six (36) square
inches in area at intervals of fifteen feet (15’) stating that the fence is electrified.
Barbed wire may only be used on top fences at least six feet (6’) high for commercial, industrial, utility
and public uses.
Jones Rd Car Rental
March 4, 2020
PRE20-000035
Critical Areas: sensitive slopes and seismic hazard area are mapped on the site. Whenever a proposed
development requires a development permit and a geologic hazard is present on the site of the proposed
development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by
licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. A
geotechnical report may be required for your proposal.
In addition, a wetland is mapped on the project site. Any proposed work would need to comply with the critical
area buffers, unless you are proposing maintenance or repair to existing improvements. A wetland delineation
and report would be required with the formal land use application. If temporary impacts are proposed to the
wetland or buffer area a preliminary wetland mitigation plan would also be required.
Wetlands located on site are required to be protected within a Native Growth Protection Easement (NGPE),
which shall be recorded over the site prior to building permit approval.
An unnamed Type F stream has been identified off-site to the northeast. Type F streams require a 115-foot buffer
with a 15-foot building setback. A stream study would be required with the formal land use application. If
impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream
study would also be required.
Environmental Review: The project would be subject to SEPA Environmental Review because it is a change of
use in a building over 4,000 sq. ft. 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.
Permit Requirements: If site improvements are proposed, the project would require Administrative Site Plan
Review, in addition to Environmental Review (SEPA). Tenant improvements, without site improvements, are
exempt from Site Plan Review. The Site Plan Review application and Environmental (SEPA) Review checklist are
reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The
2020 application fee for SEPA Review (Environmental Checklist) is $1,580. The application for Site Plan Review is
$2,640. Any modification requests to code standards (such as a modification for Urban Design Regulations) are
$250.00 per modification. Detailed information regarding the land use application submittal can be found on the
City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then
“All Forms (A to Z).” The City now requires electronic plan submittal for all applications.
In addition to the required land use permits, separate construction, building and sign permits would be required.
Public Information Sign: A Site Plan Review application will require the applicant to install a land use action sign
on the subject property per 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.
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:
The fire impact fees are currently applicable at the rate of $1.25 per square foot for retail spaces.
A Transportation Mitigation Fee based on the fee established in the ITE manual would be required.
Next Steps: Once the proposed project is more clearly defined, the applicant is strongly encouraged to contact
the project manager to determine what type of land use review will ultimately be required. Please contact Angelea
Weihs, Associate Planner at 425-430-7312 or aweihs@rentonwa.gov to schedule an appointment.
Expiration: Site Plan Review approval is valid for two years with a possible two-year extension.