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HomeMy WebLinkAbout1 - Pre-App Meeting SummaryPREAPPLICATIONMEETINGFORCarMaxAutoSuperstorePRE15-000031CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionFebruary19,2015ContactInformation:Planner:RocaleTimmons,425.430.7219PublicWorksPlanReviewer:JanlIlian,425.430.7216FirePreventionReviewer:CoreyThomas,425.430.7024BuildingDepartmentReviewer:CraigBurnell,425.430.7290Pleaseretainthispacketthroughoutthecourseofyourprojectasareference.Considergivingcopiesofittoanyengineers,architects,andcontractorswhoworkontheproject.Youwillneedtosubmitacopyofthispacketwhenyouapplyforlanduseand/orenvironmentalpermits.Pre-screening:Whenyouhavetheprojectapplicationreadyforsubmittal,callandscheduleanappointmentwiththeprojectmanagertohaveitpre-screenedbeforemakingalloftherequiredcopies.Thepre-applicationmeetingisinformalandnon-binding.Thecommentsprovidedontheproposalarebasedonthecodesandpoliciesineffectatthetimeofreview.Theapplicantiscautionedthatthedevelopmentregulationsareregularlyamendedandtheproposalwillbeformallyreviewedundertheregulationsineffectatthetimeofprojectsubmittal.Theinformationcontainedinthissummaryissubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,DevelopmentServicesDirector,DepartmentofCommunity&EconomicDevelopmentAdministrator,PublicWorksAdministratorandCityCouncil). FIRE&EMERGENCYSERVICESDEPARTMENT:)MEMORANDUMDATE:February19,2015TO:RocaleTimmons,SeniorPlannerFROM:CoreyThomas,PlansReviewInspectorSUBJECT:CarMaxAutoSuperstore1.Thepreliminaryfireflowis2,000gpm.Aminimumofonehydrantisrequiredwithin150-feetofthestructureandoneadditionalhydrantis‘requiredwithin300-feetofthestructure.Onehydrantshallbewithin50-/feetoftherequiredfiredepartmentconnection.Buildingshallalsocomplywithmaximumhydrantspacingrequirementsof300-feetoncenter.Itappearsadequatefireflowisavailableinthisarea.2.Fireimpactfeesareapplicable,howeverthecreditgrantedfortheremovaloftheexistingbuildingwillexceedthenewfee,resultinginnonewfeesdue.3.Approvedfiresprinklerandfirealarmsystemsarerequiredthroughout“‘%“‘“/‘thebuilding.Separateplansandpermitsrequiredbythefiredepartment.Directoutsideaccessisrequiredtothefiresprinklerriserroom.Fullyaddressableandfulldetectionisrequiredforthefirealarmsystem.4.Firedepartmentapparatusaccessroadwaysarerequiredwithin150-feetofallpointsonthebuilding.Firelanesignagerequiredfortheonsiteroadway.Requiredturningradiusare25-feetinsideand45-feetoutside.Roadwaysshallbeaminimumof20-feetwide.Roadwaysshallsupportaminimumofa30-tonvehicleand322-psipointloading.Accessgatesshallbeaminimumof20-feetclearspanandshallbefullyautomatedandbeequippedwithClick2Enteraccessopeningdevice.5.Anelectronicsiteplanisrequiredpriortooccupancyforpre-fireplanningpurposes.6.Ahazardousmaterialinventorystatementshallbesubmittedpriortobuildingpermitissuance.Useofcityformorapprovedequivilantrequired.Separateplansandpermitsrequiredfortheinstallationofallabovegroundflammableandcombustibleliquidtanksandpipingsystems. MEMORANDUMDATE:February18,2015TO:RocaleTimmons,PlannerFROM:JanlIlian,PlanReviewSUBJECT:CarMaxAutoSuperstore3751—E.ValleyRoadPRE13-000031NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnonbindingandmaybesubjecttomodificationand/orconcurrencebyofficialcitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposal.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant.Water1.WaterserviceisprovidedbytheCityofRenton.Thereisanexisting12-inchloopedwatermainaroundthebuildingthatcanprovide5,000gpm.Staticpressureavailableis74psi.Thereisa2-inchdomesticmeter,a2-inchirrigationmeterandan8-inchfirelineservingthebuilding.ThedomesticwatermeterwillrequireareducedpressurebackflowassemblyfRPBA)tobeinstalledontheservicelinebehindthemeter.2.ThepreliminaryfireflowrequirementpertheFireMarshall’sofficeis2,000gpm.Allnewconstructionmusthavefirehydrantscapableofdeliveringaminimumof1,000gpmeach.Oneprimaryhydrantisrequiredwithin150feetfromthebuildingandoneadditionalhydrantwillberequiredwithin300feetofthebuilding.Thereareexistingfirehydrantsinthevicinitythatmaybecountedtowardsthefireprotectionofthisproject,butaresubjecttoverificationforbeingwithintherequireddistanceandrequirefiredepartmentapproval.AnyexistinghydrantscountedasfireprotectionwillberequiredtoberetrofittedwithaquickdisconnectStorzfittingifnotalreadyinplace.3.Awatersystemdevelopmentfeeisowedifthesizeoftheexistingdomesticwatermeterorfirelineisincreased.Feeispayablepriortoissuanceofthebuildingpermit.4.Theapplicantwillberequiredtoinstallareducedpressurebackfiowassembly(RBBA)downstreamofthe2-inchdomesticwaterifnotalreadyinstalled. CarMaxAutoSuperstorePRE1S-000031Page2of3February18,2015SanitarySewer1.SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchsewermainfrontingthesiteinE.ValleyRoad.Thereisanexistingsidesewertothebuilding.2.Asewersystemdevelopmentfeeisowedifthesizeoftheexistingdomesticwatermeterisincreased.Feeispayablepriortoissuanceofthebuildingpermit.3.Iffloordrainsarerequiredbythebuildingdepartment,drainsarerequiredtobeconnectedtothesanitarysewersystem.FlowsshallbedirectedthroughthefloordrainsthatareinstalledinaccordancewiththeUniformPlumbingCodetoaninteriororexterioroil/waterseparator.Theseparatorshallbesizedtomeetaminimum15-minuteretentiontimeforpeakflowsanticipatedinthegaragearea,butinnocasewillbelessthan200gallonsofstoragecapacity.ThetypeofinterceptorshallbeasmanufacturedbyPipeInc.,UtilityVaultInc.,orapprovedequal.Theoil/waterseparatorshallbeshownonthecivildrawings.StormDrainage1.Drainagereviewisrequiredif:a.Theprojectaddsorwillresultin2,000squarefeetormoreofnewimpervioussurface,replacedimpervioussurface,ornewplusreplacedimpervioussurface,ORb.Theprojectproposes7,000squarefeetormoreoflanddisturbingactivity,ORc.Theprojectproposestoconstructormodifyadrainagepipe/ditchthatis12inchesormoreinsize/depth,orreceivessurfaceandstormwaterrunofffromadrainagepipe/ditchthatis12inchesormoreinsize/depth,ORU.Theprojectcontainsorisadjacenttoafloodhazardarea,erosionhazardarea,steepslopehazardarea,orlandslidehazardareaasdefinedinRMC4-3-050,orprojectslocatedwithinalandslidehazarddrainagearea,ORe.Theprojectisaredevelopmentprojectonasingle-ormultiple-parcelsiteinwhichthetotalofnewplusreplacedimpervioussurfaceis5,000squarefeetormoreandwhosevaluationofproposedimprovements(includinginteriorimprovementsandexcludingrequiredmitigationandfrontageimprovements)exceeds50%oftheassessedvalueoftheexistingsiteimprovements.Adrainageplananddrainagereportshallcomplywiththe2009KingCountySurfaceWaterManualandthe2009CityofRentonAmendmentstotheKCSWM,Chapter1and2.Allcoreandanyspecialrequirementsshallbecontainedinthereport.BasedontheCity’sflowcontrolmap,thissitefallswithinthePealRateFlowControlStandard,ExistingConditions.2.Thereisastormconveyancesystemintheparkinglotandisconnectedtothecitystormsystem.3.Asurfacewatersystemdevelopmentfeeof$0.540persquarefootofnewimpervioussurfacemayapply,althoughitappearsthesiteis100%impervious.Thisispayablepriortoissuanceoftheconstructionpermit.h:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\planreviewcomments.doc CarMaxAutoSuperstorePRE15-000031Page3of3February18,2015Transportation/Street1.Existingright-of-waywidthinthissectionofE.ValleyRoadis80feet.Thisstreethasbeenidentifiedasacollectorstreet.TomeettheCity’snewcompletestreetstandards,frontageimprovementswillincludeconstructionofan8-footsidewalk,8-footplanterstrip,curb,gutter,approximately17feetofpavementfromcenterline.Theapplicantisencouragedtosubmitaletterrequestingamodificationofthestreetstandardsallowingtheexisting6footsidewalkand8footplantingstriptoremain.Staffwouldsupportthatrequest.2.Atrafficimpactanalysisisrequiredwhenestimatedvehiculartrafficgeneratedfromaproposeddevelopmentexceeds20vehiclesperhourineithertheAM(6:00-9:00)orPM(3:00—6:00)peakperiods.Apeakhourvolumeof20vehiclesperhourwouldrelatetodailyvolumeofapproximately200vehiclesperday.Generallythisincludescommercialsitesthatgenerate20vehiclesperhour.Adesignatedrightturnlanemayberequired.Tripgenerationanalysisshouldincludepeakhourlyanddailytrips.Guidelinesareattached.3.Trafficmitigationfeeswillapplytothisproject.Creditwillbegiventowardstheexistinguse.GeneralComments1.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.PlansshallbepreparedbyalicensedCivilEngineer.h:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\planreviewcomments.doc COMMUMTYANDECONOMICMEM0RANDUMDATE:February19,2015TO:Pre-ApplicationFileNo.15-000031FROM:RocaleTimmons,SeniorPlannerSUBJECT:CarMaxAutoSuperstore3751EastValleyRoadGeneral:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,Community&EconomicDevelopmentAdministrator,PublicWorksAdministrator,PlanningDirector,DevelopmentServicesDirector,andCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.TheDevelopmentRegulationsareavailableforpurchasefor$50.00plustax,fromtheFinanceDivisiononthefirstfloorofCityHalloronlineatwww.rentonwa.govProjectProposal:ThesubjectpropertyislocatedonthewestsideofEastValleyRoad,northofSW41stStreet,at3751EastValleyRoad.Theprojectsitetotals12.28acresinareaandiszonedbothMediumIndustrial(IM)andCommercialArterial(CA).Thesitecurrentlycontainsa74,300squarefootstructureusedasamovietheatre.Thepre-applicationpacketindicatesthattheproposalistoremovetheexistingtheatreandconstructanewcardealershipfacility,CarMax.Itappearstheproposalcontainstwophaseswhichincludestheconstructionof360parkingstallsforcustomers/employeesinPhaseIand102ofthosestallswouldbereplacedwithvehiclesalesparkinginPhaseII,resultingin258customer/employeeparking.Associatedservicebuilding,carwash,parkingandlandscapingimprovementsarealsoproposed.PrimaryaccesswouldbeprovidedviaEastValleyRdwithsecondaryaccessfromsitesabuttingtothesouthandwest.Thereisawetlandlocatedonthesite.CurrentUse:Thepropertycurrentlycontainsanexisting74,300squarefootstructureusedasamovietheatrewhichisproposedtobedemolished.DevelopmentStandards:ThesubjectsiteislocatedwithinboththeMediumIndustrial(IM)andCommercialArterial(CA)zoningdesignationsontheCity’sZoningMap.ThesiteisalsolocatedwithintheEmploymentAreaValleyoverlay.SmallCarSalesareapermittedlandusewithintheIMandCAzoneatthissite.Footnote68:OnlypermittedintheAutomailDistrict,asdefinedinh:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\15-000031(Carncarmax).doc CarMaxAutoSuperstorePage2of6February19,2015RMC4-3.040,asitexistsormaybeamended,andEmploymentAreaValleylandusedesignations.Provided,however,thatindooronlysalesofsmallvehiclesarepermittedanywherewithintheCAZone,regardlessofoverlayzone.IfcarsareparkedintheCAzonetheyshouldthenbeinabuildingandnotoutsidebehindafence.Zoning:TheprojectwouldbesubjecttoRMC4-2-130A,“DevelopmentStandardsforIndustrialZoningDesignations”(notedas“IMstandards”herein)andRMC4-2-120A,“DevelopmentStandardsforCommercialZoningDesignations”(notedas“CAstandards”herein).Acopyofthesestandardsisincludedherewith.LotCoverage—TheCAzoneallowsamaximumbuildingcoverageof65percent,or75percentifparkingisprovidedwithinabuildingorwithinanon-siteparkinggarage.ThereisnominimumlotcoveragerequirementwithintheIMzone.Theprojectproposalappearstocomplywiththelotcoveragerequirementsofthezone.Theapplicantwouldberequired,atthetimeofformallanduseapplication,toprovidealotcoverageanalysis.Setbacks—Setbacksarethedistancebetweenthebuildingandthepropertylineoranyprivateaccesseasement.TherequiredsetbacksintheIMzoneareasfollows:20feetforafrontyard;zerofortherearyard;andzerofortheinteriorsideyards.However,setbackrequirementsintheCAzoneareasfollows:10feetforaminimumfrontyardand15feetforamaximumfrontyardsetback;zerofortherearyard;andzerofortheinteriorsideyards.WhilethestructureislocatedontheIMzonedparceltheusespanstotheCAzonedparcelthereforethemaximumsetbackwouldbeapplicabletotheproposal.TheproposedstructureexceedsthemaximumfrontyardsetbackallowedbytheCAzone.ThemaximumsetbackmaybemodifiedbytheReviewingOfficialthroughthesitedevelopmentplanreviewprocessiftheapplicantcandemonstratethatthesitedevelopmentplanmeetsthefollowingcriteria:a.OrientsdevelopmenttothepedestrianthroughsuchmeasuresasprovidingpedestrianwalkwaysbeyondthoserequiredbytheRentonMunicipalCode(RMC),.encouragingpedestrianamenitiesandsupportingalternativestosingleoccupantvehicle(SOV)transportation;andb.Createsalowscalestreetscapethroughsuchmeasuresasfosteringdistinctivearchitectureandmitigatingthevisualdominanceofextensiveandunbrokenparkingalongthestreetfront;andc.Promotessafetyandvisibilitythroughsuchmeasuresasdiscouragingthecreationofhiddenspaces,minimizingconflictbetweenpedestrianandtrafficandensuringadequatesetbackstoaccommodaterequiredparkingand/oraccessthatcouldnotbeprovidedotherwise.ItisunclearatthistimewhatisproposedforfencingalongEastValleyRoad.InordertoenhancethemutualrelationshipoftheproposeddevelopmentwithEastValleyRd.theapplicantwouldberequiredtoincorporateenhancedlandscapingalongEastValleyRoadalongwithdecorativefencing.WithenhancedlandscapingandtheuseofdecorativefencingstaffwouldlikelybeinsupportofamodificationtotherequiredmaximumsetbackwhichwouldbecontingentonformalSitePlanReview.BuildingHeight—ThemaximumbuildingheightallowedintheCAzoneis50feet.ThereisnomaximumbuildingheightrequirementwithintheIMzone.Thesiteplanprovidedinthepreh:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\15-000031(caimcarmax).doc CarMaxAutoSuperstorePage3of6February19,2015applicationpacketdidnotnotetheheightoftheproposedadditions;thereforestaffwasunabletoverifywhethertheproposalcomplieswiththemaximumheightrequirements.Screening—Screeningmustbeprovidedforallsurface-mountedandrooftoputilityandmechanicalequipment.Thesiteplanapplicationwillneedtoincludeelevationsanddetailsfortheproposedmethodsofscreening.RefuseandRecyclingAreas—RefuseandrecyclingareasneedtomeettherequirementsofRMC4-4-090,“RefuseandRecyclablesStandards”(enclosed).Forretaildevelopmentsaminimumof5squarefeetperevery1,000squarefeetofbuildinggrossfloorareashallbeprovidedforrecyclabledepositareasandaminimumof10squarefeetper1,000squarefeetofbuildinggrossfloorareashallbeprovidedforrefusedepositareas.Landscaping—Allportionsofthedevelopmentareanotcoveredbystructures,requiredparking,access,circulationorserviceareas,mustbelandscapedwithnative,drought-resistantvegetativecover.Theminimumon-sitelandscapewidthrequiredalongstreetfrontagesis10feet,exceptwherereducedthroughthesiteplandevelopmentreviewprocess.Pleaserefertolandscaperegulations(RMC4-4-070)foradditionalgeneralandspecificlandscaperequirements(enclosed).AconceptuallandscapeplanandlandscapeanalysismeetingtherequirementsinRMC4-8-120D.12,shallbesubmittedatthetimeofapplicationforSitePlanReview.Fences—Iftheapplicantintendstoinstallanyfencesaspartofthisproject,thelocationmustbedesignatedonthelandscapeplan.Afencedetailshouldalsobeincludedontheplanaswell.Parking—Thefollowingratioswouldbeapplicabletothesite:UseSquareFootaqeg[UseRatioRequiredSpacesVehicleUnknownMmandMax:1space/UnknownSales5,000SFVehicleUnknownMmandMax:4space/UnknownService1,000SFItisuncleartheamountofsquarefeetdedicatedtoeachuse.Theapplicantwillberequiredatthetimeoflanduseapplicationtoprovideaparkinganalysisofthesubjectsite.Theapplicantshouldbeawarethattheparkingratioisbasedonnetsquarefootage;thetotalofallfloorareaofabuilding,excludingstairwells,elevatorshafts,mechanicalequipmentrooms,interiorvehicularparkingorloading,andallfloorsbelowthegroundfloor,exceptwhenusedforhumanhabitationorservicetothepublic.Atwentyfivepercent(25%)reductionorincreasefromtheminimumormaximumnumberofparkingspacesmaybegrantedfornonresidentialusesthroughsiteplanreviewiftheapplicantcanjustifythemodificationtothesatisfactionoftheAdministrator.Justificationmightinclude,butisnotlimitedto,quantitativeinformationsuchassalesreceipts,documentationofcustomerfrequency,andparkingstandardsofnearbycities.InorderforthereductionorIncreasetooccurtheAdministratormustfindthatsatisfactoryevidencehasbeenprovidedbytheapplicant.Modificationsbeyondtwentyfivepercent(25%)maybegrantedperthecriteriaandprocessofRMC4-9-250.D.2.h:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\15-000031(Caimcarmax).doc CarMaxAutoSuperstorePage4of6February19,2015V Thesalesareaisnotaparkinglotandisnotrequiredtocomplywithdimensionalrequirements,landscapingorthebulkstoragesectionrequirementsforsetbacksandscreening.Anyarrangementofmotorvehiclesisallowedaslongas:Aminimum10footperimeterlandscapingareaisprovided;theyarenotdisplayedinrequiredlandscapeareas;andadequatefireaccessisprovidedperFireDepartmentapproval.Pleasenotethatadditionallandscapingisrequiredinordertosupporttheneededmodificationforanincreaseinthemaximumfrontyardsetback.Surfaceparkinglotswith100ormorestallsshallprovideaminimumof35squarefeetoflandscapingperparkingspaceinadditiontothe10feetrequiredfrontagelandscaping.Additionally,theproposalwouldberequiredtoberevisedinordertoprovidebicycleparkingbasedon10%oftherequirednumberofparkingstalls.Itshouldbenotedthattheparkingregulationsspecifystandardstalldimensions.Surfaceparkingstallsmustbeaminimumof9feetx20feet,compactdimensionsof814feetx16feet,andparallelstalldimensionsof9feetx23feet;compactsurfaceparkingspacesshallnotaccountformorethan30percentofthespacesinthesurfaceparkinglots.ADAaccessiblestallsmustbeaminimumof8feetinwidthby20feetinlength,withanadjacentaccessaisleof8feetinwidthforvanaccessiblespaces.TheappropriateamountofADAaccessiblestallsbasedonthetotalnumberofspacesmustbeprovided.PedestrianAccess—Apedestrianconnectionshallbeprovidedfromallpublicentrancestothestreet,inordertoprovidedirect,clearandseparatepedestrianwalksfromsidewalkstobuildingentriesandinternallyfrombuildingstoabuttingproperties.Apedestrianconnectionisrequiredbetweenthebuildingentranceandtheabuttingstreetandinternallyfromtheproposedbuildingtoabuttingproperties.BuildingDesignStandards—CompliancewithUrbanDesignRegulations,District‘D’,isrequired.SeetheattachedchecklistandRentonMunicipalCodesection4-3-100.Thefollowingbulletsareafewofthestandardsoutlinedintheregulations.•Aprimaryentranceofeachbuildingshallbelocatedonthefacadefacingastreet,shallbeprominent,visiblefromthestreet,connectedbyawalkwaytothepublicsidewalk,andincludehuman-scaleelements.•Parkingshallbelocatedsothatnosurfaceparkingislocatedbetweenabuildingandthefrontpropertyline,orthebuildingandsidepropertyline,onthestreetsideofacornerlot.•Parkingstructuresshallprovidespaceforgroundfloorcommercialusesalongstreetfrontagesataminimumofseventyfivepercent(75%)ofthebuildingfrontagewidth.•Parkinggaragesatgradeshallincludescreeningorbeenclosedfromviewwithtreatmentsuchaswalls,decorativegrilles,trelliswithlandscaping,oracombinationoftreatments.•Thenumberofdrivewaysandcurbcutsshallbeminimized,sothatpedestriancirculationalongthesidewalkisminimallyimpeded.•Amenitiessuchasoutdoorgroupseating,benches,transitshelters,fountains,andpublicartshallbeprovided.•Allbuildingfacadesshallincludemodulationorarticulationatintervalsofnomorethanfortyfeet(40’).•Modulationsshallbeaminimumoftwofeet(2’)deep,sixteenfeet(16’)inheight,andeightfeet(2’)inwidth.h:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\15-000031(carncarmax).doc CarMaxAutoSuperstorePageSof6February19,2015•Onanyfacadevisibletothepublic,transparentwindowsand/ordoorsarerequiredtocompriseatleastfiftypercent(50%)oftheportionofthegroundfloorfacadethatisbetweenfourfeet(4’)andeightfeet(8’)aboveground(asmeasuredonthetrueelevation).•Buildingsshalluseatleastoneofthefollowingelementstocreatevariedandinterestingroofprofiles(seeillustration,subsectionRMC4-3-100.l5f):(a)Extendedparapets;fb)Featureelementsprojectingaboveparapets;(c)Projectedcornices;(d)Pitchedorslopedroofs.•Buildingsshallemploymaterialvariationssuchascolors,brickormetalbanding,patterns,ortexturalchanges.CriticalAreasItappearsthatawetlandislocatedonthewesternportionofthesubjectproperty.Therefore,theapplicantisrequiredtosubmitawetlandreportwiththeformallanduseapplication.Thesiteisalsolocatedinanareaofsusceptibilitytoliquefactionduringseismicevents.Duetosubsurfaceconditions,ageotechnicalreportwouldberequiredtobesubmittedwiththeformallanduseapplication.EnvironmentalReviewEnvironmental(SEPA)Reviewisrequiredduetothescopeoftheproject.Therefore,anenvironmentalchecklistisasubmittalrequirement.AnenvironmentaldeterminationwillbemadebytheRentonEnvironmentalReviewCommittee.Thisdeterminationissubjecttoappealbyeithertheprojectproponent,byacitizenofthecommunity,oranotherentityhavingstandingforanappeal.PermitRequirementsInadditiontoEnvironmentalReviewtheproposalwouldalsorequireHearingExaminerSitePlanapprovalgiventheproposalincludesmorethan300parkingstallsandhasaprojectsizeofmorethan10acres.ThepurposeoftheSitePlanprocessisthedetailedarrangementofprojectelementssoastobecompatiblewiththephysicalcharacteristicsofasiteandwiththesurroundingarea.AnadditionalpurposeofSitePlanistoensurequalitydevelopmentconsistentwithCitygoalsandpoliciesGeneralreviewcriteriaincludesthefollowing:a.ComplianceandConsistency.Conformancewithplans,policies,regulationsandapprovals,including:b.Off-SiteImpacts.Mitigationofimpactstosurroundingpropertiesanduses.c.On-SiteImpacts.Mitigationofimpactstothesited.AccessandCirculation.Safeandefficientaccessandcirculationforallusers.e.OpenSpace.Incorporationofpublicandprivateopenspacestoserveasdistinctiveprojectfocalpointsandtoprovideadequateareasforpassiveandactiverecreationbytheoccupants/usersofthesite;h:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\1S-000031(Carncarmax).doc CarMaxAutoSuperstorePage6of6February19,2015f.ViewsandPublicAccess.ProvisionofviewcorridorstoshorelinesandMt.Rainier,incorporatespublicaccesstoshorelines,andarrangesprojectelementstoprotectexistingnaturalsystemswhereapplicable.g.ServicesandInfrastructure.Availabilityofpublicservicesandfacilitiestoaccommodatetheproposeduse;h.Signage.Useofsignsprimarilyforthepurposeofidentificationandmanagementofsignelements—suchasthenumber,size,brightness,lightingintensity,andlocation—tocomplementthevisualcharacterofthesurroundingarea,avoidvisualclutteranddistraction,andappearinproportiontothebuildingandsitetowhichtheypertain;andI.Phasing.Inclusionofadetailedsequencingplanwithdevelopmentphasesandestimatedtimeframes,ifapplicable.Allapplicationscanbereviewedconcurrentlyinanestimatedtimeframeof12weeksonceacompleteapplicationisaccepted.TheHearingExaminerSitePlanReviewapplicationfeeis$2,500andtheapplicationfeeforSEPAreviewis$1,000.Thefeeforanyneededmodificationswouldbe$150each.Thereisanadditional3%technologyfeeatthetimeoflanduseapplication.Detailedinformationregardingthelanduseapplicationsubmittalisprovidedintheattachedhandouts.Inadditiontotherequiredlandusepermits,separateconstruction,buildingandsignpermitswouldberequired.Thereviewofthesepermitsmayoccurconcurrentlywiththereviewofthelandusepermits,butcannotbeissuedpriortothecompletionofanyappealperiods.ImpactMitigationFees:Inadditiontotheapplicablebuildingandconstructionfees,thefollowingimpactfeeswouldberequiredpriortotheissuanceofbuildingpermits:•Fireimpactfeesareapplicable,howeverthecreditgrantedfortheremovaloftheexistingbuildingwillexceedthenewfee,resultinginnonewfeesdue.•ATransportationMitigationFeeAsdeterminedbyCitypercurrentITEManual.AhandoutlistingalloftheCity’sDevelopmentrelatedfeesisattachedforyourreview.Expiration:Uponsiteplanapproval,thesiteplanapprovalisvalidfortwoyearswithapossibletwo-yearextension.Note:Whenformalapplicationmaterialsarecomplete,theapplicantmustmakeanappointmentwiththeprojectmanager,RocaleTimmons,tohaveonecopyoftheapplicationmaterialspre-screenedatthe6thfloorpubliccounterpriortosubmittingthecompleteapplicationpackage.RocaleTimmonsmaybecontactedat(425)430-7219orrtimmonsrentonWa.gov.h:\ced\planning\currentplanning\preapps\2015preapps\15-000031.rocale\15-000031(Caimcarmax).doc