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HomeMy WebLinkAbout3.01 Pre-Application Meeting SummaryPRE-APPLICATION MEETING COMMENTS FOR UW MEDICINE – VALLEY MEDICAL CENTER OFFICE BUILDING AND PARKING GARAGE PRE16-000460 CITY OF RENTON Department of Community & Economic Development Planning Division July 14, 2016 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Ian Fitz-James, 425-430-7288 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: July 14, 2016 TO: Clark Close, Senior Planner FROM: Corey Thomas, Fire Plans Reviewer/Inspector III SUBJECT: UW Medicine – Valley Medical Center Office Building and Parking Garage — 400 S 43rd St, Renton, WA – PRE16-000460 1. The preliminary fire flow is for the MOB is 1,500 gpm and 3,000 gpm for the parking garage. A minimum of one hydrant is required within 150-feet of the structure and other additional hydrants are required within 300-feet of the structures. Maximum fire hydrant spacing is 300 feet on center around the buildings. A looped water main is required to be installed around the parking garage building. It appears adequate fire flow is available in this area. 2. Fire mitigation impact fees are currently applicable at the rate of $0.87 per square foot of commercial medical office space. No charge for parking garage areas. 3. Approved fire sprinkler and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the buildings. This requirement is not being met with the proposed site plan and is significantly affecting our access to existing buildings. Fire lane signage required for the onsite roadways. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 6. The buildings shall be equipped with at least one elevator in order to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40- inch by 84-inch stretcher. 7. The buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000460.Clark\16-0714 PRE16-000460 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 14, 2016 TO: Clark Close, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for UW Medicine – Valley Medical Center Office Building and Parking Garage – 400 S. 43rd Street PRE 16-000460 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 of the application for UW Medicine Valley Medical Center Office Building and Parking Garage located at 400 S. 43rd Street. The applicant is proposing to construct a five story, 150,000 square foot medical office building located east of the current Talbot Building medical office building. A parking garage expansion is included in the proposal for the new office building. The new parking garage will be sized for 1200 cars and will be an extension of the existing parking garage located north of the Talbot Building medical office building. The parking garage will have “bridge/link connections to the proposed medical office building and the existing VPCN medical office building to the east. The proposed medical office building will have a tunnel/link from the southwest corner of the building to the hospital main corridor link. WATER COMMENTS 1. Water service is provided by the City of Renton. The site is in the Talbot Hill service area in the 350’ hydraulic pressure zone. The approximate static water pressure is 118 psi at a ground elevation of 78’. Static water pressure varies based upon elevation. 2. Below is a summary of existing water mains located in the vicinity of the site. UW Medicine / Valley Medical Center – Medical Office Building – PRE16-000428 Page 2 of 7 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000460.Clark\16-0714 PRE16-000460 Civil Pre-App Comments.docx a. 12” water main running east-west along the southern frontage of the internal site road. This water main is located between the proposed garage and proposed medical office building. Reference COR Project File WTR2701428 for record drawings. b. 8” water main running north from the previously mentioned 12” water main and then east to the existing 12” water main in Talbot Road S. The north-south portion of this main is located under the proposed garage footprint. Reference COR Project File WTR2702066 in COR Maps for record drawings. c. 12” water main running north from the previously mentioned 8” water main to the north side of the existing parking garage where it connects with another 12” water main. A portion of this main may be located under the proposed garage footprint. Reference COR Project File WTR2701428 for record drawings. d. 12” water main in Talbot Road S. running north-south. Reference COR Project File WTR2700599 for record drawings. 3. Per the Renton Fire Authority, the garage requires a looped 12” water main around the proposed garage that can provide a fire flow of 3,000 gpm. The City recommends beginning the 12” water loop as an extension of the existing 12” water main near the NE corner of the existing garage and then extending the main east along the north side of the proposed garage and then south between the proposed garage and existing VPCN medical office building to the existing 12” water main along the south side of the internal site road (COR Project File WTR2701428). This would provide a looped 12” water main and satisfy the fire flow requirements for the proposed garage. If there is insufficient horizontal and vertical clearance between the proposed garage and existing VPCN medical office building, replacement of the 8” main with a new 12” main to Talbot Road S. is required to meet fire flow requirements. 4. Portions of the existing 8” water main (WTR2702066) and 12” water main (WTR2701428) east of the existing parking garage are located in the proposed garage footprint. These mains shall be abandoned / removed as necessary for garage construction. Any mains being abandoned or removed shall be capped at the intersecting main. 5. Below is a summary of the existing fire hydrants in the vicinity of the site. Any fire hydrant used to meet Fire Authority requirements will be required to meet current standards as determined by the Fire Authority. Please refer to Fire Authority for required number of hydrants. a. Near the north end of the proposed medical office building (COR Facility ID HYD-S- 00273). b. East of the SE corner of the proposed medical office building (COR Facility ID HYD-S- 00196). c. Near the center of the proposed parking garage (COR Facility ID HYD-S-00510). d. Near the NE corner of the existing parking garage (COR Facility ID HYD-S-00444). UW Medicine / Valley Medical Center – Medical Office Building – PRE16-000428 Page 3 of 7 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000460.Clark\16-0714 PRE16-000460 Civil Pre-App Comments.docx e. North of the middle of the existing VPCN medical office building (COR Facility ID HYD-S- 00423). 6. A fire sprinkler stub with a double detector check assembly (DDCVA) in an exterior underground vault per COR Standard Plan 360.2 shall be installed for backflow prevention for both the proposed medical office building and proposed garage. The DDCVA may be installed inside the building or garage if it meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 7. A domestic water meter installation shall be installed for both the proposed medical office building and proposed garage. Domestic water meters shall be sized in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meters 3” or larger shall be installed in an exterior vault in accordance with COR Standard Plan 320.4. The domestic water meter for the proposed medical office building shall have a reduced pressure backflow assembly (RPBA) installed behind the meter. The RPBA shall be installed inside an above ground heated enclosure per COR Standard Plan 350.2. The RPBA may be located inside the building if coordinated with the City plan reviewer and City water utility department. The domestic water meter for the proposed garage shall have a double check valve assembly (DCVA) installed behind the meter per City standards. 8. Pressure reducing valves are required downstream of the domestic water meters if pressure exceeds 80 psi. 9. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter COR Standard Plan 340.8. 10. Water improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries, or similar structures cannot be installed over the water main unless the water main is installed inside of a steel casing. 11. The City requests a new dedicated easement for all water mains located on the Valley Medical Center property. 12. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use and fire prevention. Meters greater than 2” will be charged a $220.00 processing fee and the contractor will provide the meter and install it. The full water fee schedule can be found in the City’s 2016 development fees document on the City’s website. 13. You may contact me to schedule a separate meeting to discuss water design requirements with myself and the Water Utility Department. UW Medicine / Valley Medical Center – Medical Office Building – PRE16-000428 Page 4 of 7 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000460.Clark\16-0714 PRE16-000460 Civil Pre-App Comments.docx SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer running north to south east of the existing garage and west of the proposed garage. There is also an existing 8” PVC sewer running from east to west through the proposed garage footprint that connects to the north-south main. The north-south main flows west once it hits the internal site road. Reference COR Project File WWP2700439 for record drawings. 2. The proposed location of the parking garage conflicts with the location of the location of on-site sewers. The sewers shall be abandoned / removed as necessary for garage construction. 3. The extension of the existing 8” sewer main is required east in the internal site road to serve the proposed medical office building, proposed garage, and existing VPCN medical office building. All side sewers shall be a minimum of 6” and shall have a minimum slope of 2%. 4. The sewer main between the existing and proposed garage can be converted to building plumbing to continue to serve the existing garage. If the garage location shifts east, the main can be maintained but may be required to be converted to a private main depending on vertical and horizontal clearances between the garages. Please coordinate further with me as design progresses. 5. If a commercial kitchen is proposed in the medical office building, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixtures units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. 6. All wastewater from the proposed garage shall be routed through a City approved oil/water separator prior to discharge into the sewer main. 7. The City requests a new dedicated easement for all sewer mains located on the Valley Medical Center property. 8. The development is subject to applicable sewer system development charges (SDCs) for the sewer services. The SDCs for the sewer services are based on the size of the domestic water services. The full sewer fee schedule can be found in the City’s 2016 development fees document on the City’s website. 9. You may contact me to schedule a separate meeting to discuss sewer design requirements with myself and the Sewer Utility Department. STORM DRAINAGE COMMENTS 1. The majority of the site for both the proposed medical office building and parking garage consists of asphalt parking lots / drive aisles and associated planters and trees between the drive aisles. Drainage from the parking and drive areas is collected by private a private storm UW Medicine / Valley Medical Center – Medical Office Building – PRE16-000428 Page 5 of 7 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000460.Clark\16-0714 PRE16-000460 Civil Pre-App Comments.docx drainage conveyance system. Drainage from the parking lot is conveyed northwest along the northern frontage of the internal site road to the natural discharge point. 2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Site Conditions). The site falls within the Black River Drainage Basin. Drainage plans and a drainage report complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton amendments will be required. All core and special requirements specific to the City of Renton shall be addressed in the drainage report. 3. Flow control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Relocation of existing storm drains to accommodate new construction shall be designed sized in accordance with the standards found in Chapter 4 of the 2009 KCSWDM. 5. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All projects vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4- 1-045 for information regarding project vesting. 6. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 7. The development would be subject to stormwater system development charges (SDCs). The current SDCs are $0.594 per square foot of new impervious surface area, but not less than $1,485.00. A system development fee credit will apply for existing impervious surface area. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee is $9.39 per square foot of medical office building. Fees are payable at the time of permit issuance. 2. Talbot Road S. is classified as a collector arterial and S. 43rd Street is classified a principal arterial. City staff is recommending a street section that differs from the City’s street standards found in RMC 4-6-060 for Talbot Road S. The parcels that are affected by project construction do not front S. 43rd Street; therefore no improvements are required along S. 43rd Street. A summary of the requested street section for parcels adjacent to Talbot Road S. can be found below. A street modification will need to be submitted to approve the modified street standard. a. The existing curb line and concrete sidewalk at the back of curb shall remain in place pending the findings of the traffic impact analysis. b. An 8’ planter strip shall be located behind the sidewalk adjacent to affected parcels. Right of way dedication is required to the back of planter strip. c. Current street channelization shall remain in place, pending the findings of the traffic impact analysis. UW Medicine / Valley Medical Center – Medical Office Building – PRE16-000428 Page 6 of 7 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000460.Clark\16-0714 PRE16-000460 Civil Pre-App Comments.docx 3. Talbot Road S. and S. 43rd Street in the vicinity of the site experience significant operational issues on a daily basis. Issues are experienced both in peak hours and midday hours. Issues include traffic queuing and blocking of intersections. The City has been preliminarily studying the traffic impacts near the intersection of Talbot Road S. and S. 43rd Street. A traffic impact analysis per City of Renton standards is required because the project will generate new vehicular traffic exceeding 20 vehicles per hour in both the AM and PM peak periods. A summary of specific requirements for the traffic impact analysis is listed below. Provide traffic analysis during both AM and PM peak hours and during the noon midday hour. Please see the provided attachment for a map of the intersections of study. a. Evaluation of intersection of Talbot Road S. and the internal site road. Provide a traffic signal warrant analysis. Include the following: i. Existing conditions. ii. Without a signal with new conditions. iii. With a signal with new conditions. b. Evaluation of the site entrances/exits south of the internal site road. Include the following: i. Existing conditions. ii. New conditions without upgrades. c. Evaluation of intersection of Talbot Road S. and SW 43rd Street. Include the following: i. Existing Conditions ii. New conditions with: 1. Existing split phase signal. 2. Non-split phase signal with: a. Two eastbound thru lanes on S. 43rd Street. b. Two left turn lanes from S. 43rd Street to Talbot Road S. c. Two northbound left turn lanes from Talbot to S. to S. 43rd Street. d. One westbound right turn lane from S. Carr Road to Talbot Road S. d. The City understands that potential street widening could require right of way acquisition along neighboring properties. The property that will be most likely affected is 17930 Talbot Road S. at the NW corner of the intersection of Talbot Road S. and S. 43rd Street. The City is open to further communication and potential collaboration on designing and constructing improvements at this intersection if improvements are required. 4. Street lighting analysis is required to be conducted by the developer along all street frontages. Required street lighting shall be to City of Renton standards. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. UW Medicine / Valley Medical Center – Medical Office Building – PRE16-000428 Page 7 of 7 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000460.Clark\16-0714 PRE16-000460 Civil Pre-App Comments.docx GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current SDCs. 2. Storm drainage detention vaults and retaining walls that are 4’ or taller from bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 3. A conceptual utility plan is required as part of the land use application. 4. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 6. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 7. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter on the sixth floor. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 14, 2016 TO: Pre-Application File No. 16-000460 FROM: Clark H. Close, Senior Planner SUBJECT: UW Medicine – Valley Medical Center Office Building and Parking Garage General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property consists of several parcel (APN’s 885767-0100, -0110, -0040, -0050) located at 400 S 43rd St. The subject site is zoned Commercial Office (CO). Panther Creek is located immediately north of 3921 Talbot Rd S, near the property line. The proposal is to construct a 150,000 sf medical office building (MOB) to be located just east (on campus) of the current Talbot Building medical office building. The building would include a Cancer Clinic on the first floor with Radiation Treatment areas and an Outpatient Surgery Clinic on the second floor, with general office space on the upper third floor of the five story office building. A parking garage expansion would be included in the project to account for the office building parking required and the displaced parking due to the placement of the new structures. The new parking garage would be sized for 1,200 cars, which allows for additional future growth on campus. The parking garage would have an additional elevator in the expansion area along with “bridge/link” connections to the new MOB and existing “VPCN” MOD to the east. The parking garage would be designed as an addition to the existing 1,200 car parking garage to the west and would have drive lane connections on each floor. Finally, the MOD project would also include a tunnel/link from the SW corner of the MOB to the hospital main corridor link. MOB delivery services would run through the hospital main loading dock area on campus and be transported through the new link to the MOB. UW Medicine-Valley Medical Center Office Building and Parking Garage Page 2 of 8 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000460 Current Use: Currently the site is used for U.W. Medicine / Valley Medical Center – Medical Office Buildings with surface parking, landscaping, and parking garages. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CO standards” herein). Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Office (CO) zoning designation. A medical office building and structured commercial parking garages are both allowed uses in the CO zone. The property is located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Design elements are listed in RMC 4-3-100 for District ‘D.’ Density: Density is not applicable for the project, as there are no dwelling units proposed. Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth within the CO zone. The minimum lot size for lots created after July 11, 1993, in the CO zone, is 25,000 square feet. The proposal has not indicated how the lots would fit based on proposed number of lots. Several property lines would be crossed based on the current site plat. The applicant would be required to complete a lot line adjustment or a lot combination permit in order to determine the minimum development standards of the project. Lot Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There is no maximum impervious surface coverage for the zone. The applicant submitted a site plans with approximately 30,190 square feet building with an approximately 52,485 structured parking garage. The building coverage would add approximately 12 percent (12%) to the site which would comply with the minimum lot coverage standard for the zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CO zone are as follows: 15 feet minimum for the buildings less than 25 feet in height front, 20 feet minimum for buildings 25 feet to 80 feet in height, and 30 feet minimum for buildings over 80 feet in height. There is no maximum front yard setback requirement for office buildings or parking garages; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. In general, the proposal only abuts other commercial zoned property or right-of-way. The submitted proposal identifies the locations of the proposed building and structure. No setback measurements, property line adjustments, or line combinations were identified within any of the submitted materials. The proposed location would be required to comply with the setback requirement of the zone. Gross Floor Area: There are no minimum requirements for gross floor area within the CO zone. Building Height: The maximum building height that would be allowed in the CO zone is 250 feet or 20 feet more than the maximum height allowed in the abutting residential zone. The submitted materials identify a five story office building with no indication about how tall the highest point would be. The proposal must comply with the height standard of the zone and heights from grade would need to be identified on any building permit or land use application materials. UW Medicine-Valley Medical Center Office Building and Parking Garage Page 3 of 8 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000460 Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office developments, a minimum of two (2) 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 four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. For other nonresidential development, 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. The minimum required area for a 150,000 sf office building would be 900 sf. The submitted materials did not identify a refuse and recycling area for the medical office building. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. The location of the proposed refuse and recyclable area appears to comply with code standards. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. Landscaping: 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. The minimum onsite landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. The existing landscaping along Talbot Rd S appears to comply with the minimum 10 feet of onsite landscaping. Please refer to landscape regulations 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 with a land use application and a detailed landscape plan and landscape analysis shall be submitted with the site plan review application. Significant Tree Retention: There appears that there are several trees located onsite and many more trees located off-site within the stream buffer area (Panther Creek). Because there are trees, a tree retention plan with a tree retention worksheet shall be provided with the formal land use application or building permit. RMC 4-4-130H provides general and specific requirements. The tree retention plan must show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed parking 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, at a rate of six to one, 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; significant trees adjacent to critical areas and their UW Medicine-Valley Medical Center Office Building and Parking Garage Page 4 of 8 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000460 associated buffers; and significant trees over sixty feet in height or greater than eighteen inches 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 protection plan identifying the diameter and type of existing trees is required as part of a site plan approval, along with tree protection measures as required per code. Tree protection measures to be identified on the plan are outlined in RMC 4-4-130H.9 and include protective fencing, protection from grade changes, and monitoring during construction through the retention of a certified arborist or licensed landscape architect. Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. 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.” Medical office use requires a minimum and maximum of 5 spaces per 1,000 square feet of net floor area. The applicant is proposing approximately 1,200 parking spaces per the submitted site plan. The submittal exceeds the required number of surface parking stalls (roughly 750 stalls) and therefore does not comply with the maximum standards based on gross area of the structure. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25% allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: Parking Space Dimensions: o Standard Parking Stall Size: The surface parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. UW Medicine-Valley Medical Center Office Building and Parking Garage Page 5 of 8 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000460 o Structured Parking Stall Size: The minimum length is fifteen feet (15') and eight feet, four inches (8'4") in width. A stall shall be a minimum of sixteen feet (16') for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. A vehicle parking analysis with the number of spaces existing, existing to be relocated, and new stalls would need to be provided as part of the land use application for review and approval by the Planning Division Project Manager. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. The number of bicycle parking spaces required would be based on 10% of the required number of parking stalls. The bicycle parking provided for the proposed use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces should follow the requirements of RMC 4- 4-080F.11. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. No changes to the existing driveway locations are proposed. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. A clear and separate pedestrian walk would be required from the public access points to the building entrance. Signs: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review which is different than building permit review. Lighting: A detailed lighting plan and analysis would be required as part of the building permit submittal. The lighting plan shall meet the lighting standards of the code (RMC 4-4-075). Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulation: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian- only courtyard. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. UW Medicine-Valley Medical Center Office Building and Parking Garage Page 6 of 8 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000460 Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Building articulation to divide a larger architectural element into smaller increments. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground. Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100I.5.f): extended parapets; feature elements projecting above parapets; projected cornices; pitched or sloped roofs. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the formal land use review process. Critical Areas: Based on City of Renton Critical Areas Maps, the site contains moderate landslide hazards. A geotechnical analysis for the site would be required. The analysis would need to assess soil conditions and detail construction measures to assure building stability. The site also contains regulated and protected slopes and Panther Creek (a Type F Stream). A type F stream has a 115-foot critical area buffer width and a 15 foot structure setback beyond the buffer. A stream study for the site would be required. 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. UW Medicine-Valley Medical Center Office Building and Parking Garage Page 7 of 8 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000460 Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA). Therefore, an environmental checklist is a submittal requirement. An environmental determination would 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: The proposed project would require Hearing Examiner Site Plan Approval, Environmental (SEPA) Review and a parking modification. A lot line adjustment or lot combination would be required as structures would not be permitted across property lines. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site. d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. There may be other approvals (modifications, variances, etc.) required depending on the final scope of the proposal. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepte d. The Administrative Site Plan Review application fee is $2,500. The application fee for SEPA Review (Environmental Checklist) is $1,000. The application fee for the parking modification is $150. The application fee for a lot line adjustment is $450. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided within the public information sign handout. UW Medicine-Valley Medical Center Office Building and Parking Garage Page 8 of 8 July 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000460 The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2016 fees are as follows: A Transportation Impact Fee of $9.39 per square foot for medical office buildings; and A Fire Impact fee of $0.87 per square foot of commercial medical office space. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Clark Close, Senior Planner, at 425-430-7289 for an appointment. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. 4,800 400 COR Maps This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. UW Medicine – Valley Medical Center Office Building and Parking Garage 7/14/2016 Legend 2720136 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 272 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary Other City of Renton Parcels Zoning RC-Resource Conservation R1-Residential 1 du/ac R4-Residential 4 du/ac R6-Residential - 6 DU/AC R8-Residential 8 du/ac R10-Residential 10 du/ac R14-Residential 14 du/ac RMF-Residential Multi-Family RMH-Residential Manufactured Homes CN-Commercial Neighborhood CV-Center Village CA-Commercial Arterial UC-Urban Center CD-Center Downtown COR-Commercial Office/Residential CO-Commercial Office IL-Industrial - Light IM-Industrial - Medium IH-Industrial - Heavy Overlay Districts Auto Mall A