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.