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HomeMy WebLinkAboutStaffComments_PRE21-000409 PREAPPLICATION MEETING 915 N Landing Way Elevation Changes 915 N Landing Way PRE21-000409 CITY OF RENTON Department of Community & Economic Development December 9, 2021 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 09, 2021 June 20, 2011 TO: Andrew Gordon, Planner FROM: Yong Qi, Development Engineer SUBJECT: Vestar Landing Elevation Changes 915 N Landing Way PRE21-000409 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 0886600040. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure Zone. There is an existing 10” water line to the north of the existing building (see drawing # W- 337101). The approximate static water pressure is 120 psi at a ground elevation of 30’. 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. One north of the building within the parking lot of the site (Hydrant ID No. HYD-N-00480). b. One northwest of the building within the parking lot of the site (Hydrant ID No. HYD-N- 00481). c. One south of the building within the right of way landscape of N 8th Street (Hydrant ID No. HYD-N-00445). d. One southwest of the building within right of way landscape of N 8th Street (Hydrant ID No. HYD-N-00442). 3. There is an existing 2” domestic water service and meter (Facility ID No. LAT-007177) serving the existing building. 4. A new water service and meter with backflow assembly is required for the additional retail store. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Vestar Landing Elevation Changes PRE21-000409 Page 2 of 3 December 09, 2021 5. Since additional meter is required, the development will be subject to applicable water system development charges (SDC’s) and meter installation fees based on the size of the new meters for domestic uses and fire sprinkler use. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2021 water fees are $4,450.00 per 1-inch meter, $22,250 per 1-1/2-inch meter, and $35,600 per 2-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. c. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8’’ PVC gravity sewer main (Record Dwg: S-337106) located to the southwest of the building within N 8th Street, and the existing building is connected to the sewer main with a 6’’ PVC sewer stub (Facility ID No. SLAT-04838) and 6’’ PVC side sewer. 3. If proposed in the future, any commercial kitchen will require a grease trap/grease interceptor. 4. The development is subject to a wastewater system development charge (SDC) fee. SCD fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. o The current sewer fee is $ 3,450 per 1-inch meter, and $ 17,250 per 1-1/2-inch meter. o Final determination of applicable fees will be made after the water meter size has been determined. o The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required if construction is proposed exterior to the existing building. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the East Lake Washington - Renton Basin and Johns Creek sub basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. No drainage review shall be required if there is no construction proposed exterior to the existing building. 2. The existing site topography is flat. There is a private storm of 30” stormwater main system adjacent to the east and south the existing building (Project File: TED4001996). 3. Erosion control measures to meet the City requirements will be required if construction is proposed exterior to the existing building. 4. The project site is within High Seismic Hazard Areas. 5. If any additional impervious area is added, 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 Vestar Landing Elevation Changes PRE21-000409 Page 3 of 3 December 09, 2021 will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. TRANSPORTATION 1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. 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, however, if during land-use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. 3. Since the project is not proposing a change in use, a traffic study is not required. GENERAL COMMENTS 1. 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 9, 2021 TO: Pre-Application File No. 21-000409 FROM: Andrew Van Gordon, Associate Planner SUBJECT: 915 N Landing Way Elevation Changes – 915 N Landing Way (Parcel number 0886600040) 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, 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The project location is at 915 N Landing Way (Parcel number 0886600040), within The Landing Shopping Center, and is a 52,310 square foot commercial retail space within a structure comprised of multiple attached commercial retail spaces. The project location is adjacent to N Landing Way, Park Avenue N and N 8th St; it is located within the UC-1 zone in Urban Design District C. The proposal is to split the existing space into a 40,000 square foot tenant space and a 12,310 square foot tenant space. Access to the 40,000 square foot space would be via the existing entrance with a new entrance created for the smaller space. Exterior modifications are proposed only on the northern exterior wall where the entrances are located. Current Use: The space is currently a Dick’s Sporting Goods. Zoning Requirements: The subject property is located within the Urban Center – 1 (UC-1) zoning classification. The UC-1 zone is established to provide an area for pedestrian-scale urban mixed- use development that supports the residential and employment goals of Renton’s Urban Center. The overall mix and intensity of uses is intended to create an urban rather than suburban character. The form of development is expected to use urban development standards and therefore, setbacks, heights, landscaping, parking, and design standards are to be urban in scale and configuration in a layout utilizing the street system to create a human scale, pedestrian- oriented new center. Development is expected to include amenities such as gateways, water access, and open space. High-quality development is anticipated, encompassing a mix of residential neighborhoods, shopping and employment districts and public facilities. 915 N Landing Way Elevation Changes, PRE21-000409 Page 2 of 3 December 9, 2021 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 “UC-1 standards” herein). Allowed Uses: Dick’s Sporting Goods falls under the Retail Sales use. A change of use from Retail Sales may require review and approval through a Land Use Application or, depending on the proposed use, may not be permitted. Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effective at the time of complete application. Exterior modifications such as façade changes, windows, awnings, signage etc. shall comply with the design requirements for the new portion of the structure. The following are a few of the applicable standards outlined in the regulations. • Buildings entries shall be prominent, visible from the street and include human scale elements. They will need to be made prominent by incorporated architectural features such as façade overhangs and/or large entry doors. Entries shall be clearly marked with canopies, architectural elements, ornamental lighting or landscaping and include weather protection at least four and one-half feet wide. Buildings that are taller than thirty feet in height shall also ensure that the weather protection is proportional to the distance above ground level. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets shall be provided. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. • Building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances and display windows. All buildings greater than 160 feet in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the façade or provide an additional special feature such as a clock tower, courtyard, fountain or public gathering area. • Ground level details such as human scaled elements such as lighting fixtures or trellises with upper portions of building facades having clear windows with visibility into and out of the building are required. Untreated blank walls visible from public streets, sidewalks or interior pedestrian pathways is prohibited. Any façade visible to the public shall be comprised of at least 50% transparent windows and/or doors for at the least the portion of the ground floor façade that is between four feet and eight feet above ground. • Building material variations such as using colors, texture and patterns shall be used. • Pedestrian-scale lighting shall be provided at primary and secondary entrances. Accent lighting shall be providing building facades and/or to illuminate other key elements of the site such as gateways or water features. A building elevation concept was provided as part of the pre-application. There are items, such as lighting and windows, which are required but not addressed. Additional items need to be included to make the entrances visually prominent. A variety of modulations and articulations are needed to reduce the bulk and scale of the façade. Additional items are needed to address the blank walls. If not land use applications are required urban design review will occur at the time of building permit review. Landscaping: Additional landscaping is not required as currently proposed. 915 N Landing Way Elevation Changes, PRE21-000409 Page 3 of 3 December 9, 2021 There is an approved landscape plan for The Landing. If any required landscaping is removed as part of this proposal it shall be replaced in an equal or superior manner. Environmental Review: The proposal would be exempt from SEPA review provided the use does not change from Retail Sales. Permit Requirements: As proposed the project would require building permits; building permit fees are based on the valuation of the project and work completed. Environmental Review, if necessary, based on the 2021 fees would total $1,680.00 ($1,600 SEPA + $80.00 Technology Fee (5%) = $1,680.00). Each modification request is $260.00. A change of use may require a land use application; required fees would depend on the proposed use and any requirements associated with said change. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Fees: In addition to the applicable building and construction fees, impact fees may be required if the TI includes a change of use. The fee in effect at the time of permit issuance will apply. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact permittech@rentonwa.gov about making application for a building permit. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or 425-430-7312 if a Land Use Application is required.