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HomeMy WebLinkAboutPRE_Pre-app Mtg Summary - 21-000133 (2).pdf1 PRE-APPLICATION MEETING FOR 600 SW 10th St Parking Lot Improvements PRE21-000133 CITY OF RENTON Department of Community & Economic Development Planning Division May 6, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: April 27, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Ryerson Steel Parking Lot 1. Existing hydrant may be relocated to an approved location. Eliminating this hydrant is not an option. Protective bollard posts will be required all around the hydrant. 2.Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for any on site roadways. Required turning radius are 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30- ton vehicle and 75-psi point loading. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 4, 2021 TO: Jonathan Chavez, Development Engineering FROM: Alex Morganroth, Planning SUBJECT: 600 SW 10th Street – Parking Lot Improvements 600 SW 10th Street PRE21-000133 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) 2146000050. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196- pressure zone. Existing Water Mains: • There is an existing 12-inch water main that runs through the parking lot, from the north, jogs east, then south along the east property line. Please refer to city water project plans no. W-0424. Existing Water Services: • There is an existing 1.5-inch domestic water meter, south of the building (MTR-020323). o The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have a 1.5-inch RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside 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. • There is an existing 1.5-inch irrigation water meter, south of the building (MTR-020322). • There is an existing 8-inch fire service meter, south of the building (MTR-020325). o The existing backflow prevention device for the fire sprinkler system must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have an 8” DCDA (Double Check Detector Assembly). Per the City of Renton standard plan number 360.2, the DCDA must be installed outside the building in a vault. It may also be installed inside the building at a location pre- approved by the water utility Cross Connection Specialist. 4 a. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430-7207 to verify that your building is equipped with an approved DCDA, or for any questions regarding these requirements. 1. The existing hydrant is located in the proposed parking stalls. We are fine with continued protection of the hydrant using bollards along with the elimination of parking stalls in that location. We are also fine with a relocation of the hydrant to the adjacent proposed planting strip. 2. There are two 12” water valves in the proposed parking stalls. We are fine with stalls located over the valves provided that a valve marker per COR Std. Plan 330.1 is installed in the planting strip adjacent to the valve locations. 3. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch diameter sewer main (see City plan no. S-0091) located in SW 10th Street. 3. Existing side sewers: a. Southwest of the building: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=2207148&dbid=0&repo=CityofRenton &searchid=775ef427-9d13-49bc-9a9d-467938fc6567 4. As the existing water services will be reused, no water system development charges are applicable. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site contains high seismic hazard areas. The site topography is generally flat. 3. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope 5 stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. Fees that are current will be charged at the time of permit issuance. TRANSPORTATION 1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 2. As this project is proposing an interior remodel and no new construction or additions valued at over $150,000, no street frontage improvements or right of way dedication are required. GENERAL COMMENTS 1. 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: http://rentonwa.gov/business/default.aspx?id=42473 2. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 3. Additional Building Permit Applications will be required for the following: 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). 4. Fees quoted in this document reflect the fees applicable in the year 2021 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 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 6, 2021 TO: Pre-Application File No. 21-000133 FROM: Alex Morganroth, Senior Planner SUBJECT: 600 SW 10th St Parking Lot 1905 Raymond Ave SW (APN # 2423049115) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The applicant is proposing to construct an asphalt surface parking lot north of the existing industrial building located at 600 SW 10th St (APN 2146000050). The 4.38 acre site has a zoning designation of Medium Industrial (IM). The property has a designation of “Employment Area” in the Comprehensive Plan Land Use Designation. According to the applicant, the new parking stalls would used for the temporary parking of WB-40 truck trailers. The site is currently occupied by a metal supplier with warehousing and office space in an existing 114,531 sq. ft. masonry structure. The proposed surface parking lot would consist of 140 parking stalls in four rows of 90-degree stalls with two (2) drive aisles and the associated perimeter and interior parking lot landscaping. Access to the parking area would remain via the three existing curb cuts on SW 10th St. Access to the north onto to Seneca Ave SW would remain gated and provide emergency access only. According to COR Maps, a High Seismic Hazard is mapped on the project site. No trees are proposed for removal. The project would result in approximately 61,000 sq. ft. of replaced impervious surface and 88,000 sq. ft. of new impervious surface. BMPs are p roposed to address water quality and runoff requirements per the Renton Surface Water Design Manual. Current Use: The site is developed with an existing industrial building occupied by a metal supplier and the associated surface parking. Comprehensive Plan/Zoning: The property has a Comprehensive Plan land use designation of Employment Area (EA) and is zoned Industrial – Medium (IM). The IM zoning designation is primarily intended to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. The proposed surface parking lot is a permitted use in the IM zone. Based on the applicant’s description of the use, the temporary parking of truck trailers may be classified as “Vehicle storage”. Per RMC 4-11-190 ‘Definitions S’, vehicle storage is defined as “an indoor or outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for more than seventy-two (72) hours. This definition excludes bulk storage, vehicle sales, vehicle rental, tow truck operation/auto impoundment yard, auto wrecking yard, outdoor storage, and indoor storage”. 7 Vehicle storage is only permitted in the IM zone with an approved Administrative Conditional Use Permit and if located in the area south of I-405 and west of Rainier Avenue South/SR-167. The site at 600 SW 10th St is located north of I-405 and therefore vehicle storage is not a permitted use. The applicant shall provide additional information on the proposed trailer parking area in order to allow staff to make a use classification determination. Development Standards: The project would be subject to RMC 4-4-080, “Parking, Loading and Driveway Regulations” (noted as “Parking regulations” herein) effective at the time of complete application. Standard Parking Stall Size – Surface/Private Garage/Carport: A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. A parking stall shall be a minimum of nine feet (9') in width measured from a right angle to the stall sides. Parking Aisle Width Minimums (90 degree parking): For one row and two (2) rows of ninety degree (90°) parking using the same aisle in a one way or two (2) way circulation pattern, the minimum width of the aisle shall be twenty four feet (24'). Maneuvering Space/Use of Public Right-of-Way: Maneuvering space shall be completely off the right-of-way of any public street except for parking spaces provided for single family dwellings and duplexes. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right-of-way. Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and located so as to avoid undue glare or reflection of light pursuant to RMC 4 -4-075, Exterior On-site Lighting. Light standards shall not be located so as to interfere with parking stalls, stacking areas and ingress and egress areas. Accessible Parking as Stipulated by ADA: A total of two (2) ADA spots would be required for parking lots with between 26 and 50 spaces. Parking Lot Construction Requirements: All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Wheel stops shall be required on the periphery of the parking lot so the cars shall not protrude i nto the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be two feet (2') from the end of the stall for head-in parking. Landscaping: Surface parking lots are subject to the landscape regulations in RMC 4-4-070. Perimeter Landscaping: All parking lots shall have perimeter landscaping at least ten feet (10’) in width as measured from the street/alley ROW. The landscape strip shall meet the following standards: a. Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one- half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. (Ord. 5828, 12-12-2016) b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings. A parking lot with 100 stall or more shall provide 35 sf/parking space. Based on the 140 stalls proposed by the applicant, a total of 4,900 sq. ft. of interior landscaping is required for the proposed project. Please note that perimeter landscaping cannot be substituted for interior landscaping. 8 a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Optional Landscape Layouts Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Access: Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165-feet of street frontage serving any one property or among properties under unified ownership or con trol; for each 165-feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must 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 include trees with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within the most recent ten (10) years shall qualify as significant trees, regardless of the actual caliper. Significant trees shall be retained in the following priority order: 9 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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Fences or Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4- 4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights -of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: 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 uses classified as “Warehousing” are to provide a minimum/maximum of 1.0 per 1,500 square feet of net floor area (including both “warehousing” and “distribution” space). Parking requirements for uses classified as “Office, General” are to provide a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. All non-residential development that exceeds 4,000 gross sq. ft. 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 off-street vehicle parking stalls. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. An analysis demonstrating compliance with the bicycle parking standards shall be submitted at the time of formal land use application. Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. 10 Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See 4-4-075 for additional standards. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. No changes to access are proposed as a part of the project. Critical Areas: A High Seismic Hazard is mapped on the project site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area Comprehensive Plan land use designation. 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. Environmental Review: The proposal includes the addition of parking stalls in an existing parking lot with greater than 20 existing stalls, therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 6 to 8 weeks once a complete application is accepted. The 2021 application fee for the Site Plan Review is $2,700.00. The 2021 application fee for the Environmental (SEPA) Review is $1,600.00. 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. In addition to the required land use permits, a separate construction permit would be required (if applicable). 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 shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to submit the prescreen materials. Expiration and Extensions: Once the Site Plan and Environmental Review 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. A single two-year extension may be granted. It is the responsibility of the owner to monitor the expiration date.