HomeMy WebLinkAbout1. Preapp meeting summary.PREAPPLICATIONMEETINGFORSeattleAreaPlumbing&Pipefitters—Building&ParkingExpansion595MonsterRoadSWPRE14-001623CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionJanuary8,2015ContactInformation:Planner:KrisSorensen,425.430.6593PublicWorksPlanReviewer:RohiniNair,425.430.7298FirePreventionReviewer: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&EmergencyServLsCitYofDepartmentMEMORANDUMDATE:12/16/201412:00:00AMTO:KrisSorensen,AssociatePlannerFROM:CoreyThomas,PlanReview/InspectorSUBJECT:(SeattleAreaPlumbing&PipefittersBuildingandParkingAdditions)PRE14-0016231.Thepreliminaryfireflowrequirementis4,000gpmbasedonafullyfiresprinkleredbuilding.Aminimumcfourfirehydrantsarerequired.Onefirehydrantisrequiredwithin150-feetoftheproposedbuildingandthrehydrantswithin300-feet.Existinghydrantsareadequate.Existingwatermainmayhavetoberelocated/replacedifthebuildingadditionencroachesontothemainorintothewatermaineasement.2.Thefireimpactfeesareapplicableattherateof$0.44persquarefootofadditionaleducationalarea.Feesarepaidattimeofbuildingpermitissuance.3.TheexistingfirealarmandfiresprinklersystemarerequiredtobeextendedintotheproposedadditionSeparateplansandpermitsarerequiredtobesubmittedtotheRentonFireDepartmentforreviewandpermitting.4.Existingfiredepartmentapparatusaccessroadsareadequate.5.ApplicantshallsubmitacompletedHazardousMaterialInventoryStatementpriortobuildingpermitissuance.Useofcityformorapprovedequivalentisrequired.6.AnelectronicsiteplanisrequiredtobesubmittedtotheRentonFireDepartmentforpre-fireplanningpurposespriortooccupancyofthebuilding.7.ThebuildingshallcomplywiththeCityofRentonEmergencyRadioCoverageordinance.Testingshallverifybothincomingandoutgoingminimumemergencyradiosignalcoverage.Ifinadequate,thebuildingshallbeenhancedwithamplificationequipmentinordertomeetminimumcoverage.Separateplansandpermitsarerequiredforanyproposedamplificationsystems.Page1of1
DEPARTMENTOFCOM.UNITYCitvofANDECONOMICDEVELOPMENTMEMORANDUMDATE:TO:KrisSorensen,AssociatePlannerFROM:RohiniNair,PlanReviewerSUBJECT:(SeattleAreaPlumbing&PipefittersBuildingandParkingAdditions)PRE14-001623NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnon-bindingandmaynotsubjecttomodificationand/orconcurrencebyofficialcitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposal.Thefollowingcommentsarebasedonthepre-applicahonsubmittalmadetotheCityofRentonbytheapplicant.DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEMORANDUMDATE:January6,2015TO:KrisSorensen,CurrentPlanningSectionFROM:RohiniNair,PlanReviewSectionSUBJECT:SeattleAreaP&PTradesw/Addition595MonsterRdPRE14-001623NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnon-bindingandmaybesubjecttomodificationand/orconcurrencebyofficialcitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposal.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant.WATER1.TheprojectiswithintheCity’swaterserviceareaintheDowntown196hydraulicpressure-zone.Thereisanexisting10-inchwatermain(seewaterprojectplanno.W-2193)withina15-footeasementaroundthePage1of3
existingbuildingthatcandeliver‘0gpm.Thewaterpressureisabout)Siatgroundelevationof24feet.Basedontheinformationsubmittedbytheapplicant,RentonFirePreventionDept.hasdeterminedthefireflowdemandforthisproposedbuildingadditionis4,000gpm.2.Thereisanexisting2-inchdomesticwatermeter,a6-inchliresprinklerstubandDDCVAanda1.5-inchirrigationmeterservingtheexistingbuildingandsite.3.Theproposedbuildingadditionwillencroachoveraportionoftheexisting10-inchCitywatermain(refertoattachedCitywaterprojectplanno.W-2193)locatedwithina15-footwideeasementalongthesoutheasterlysideoftheproperty.4.TheapplicantshallrelocateaportionoftheexistingwaterlinetoanalternatelocationthatisacceptabletotheCityandshallprovidetheCitywithanew15-footwideutilityeasementfortherelocatedwaterline.Thenewwaterlineandrelatedhydrantsmustbeoperationalbeforetheabandonmentoftheportionoftheexistingline.AnapplicationtotheCityforapartialreleaseoftheexistingeasementwillberequired.5.CivilplansforthewatermainimprovementswillberequiredandmustbepreparedbyaprofessionalengineerregisteredintheStateofWashington.PleaserefertoCityofRentonGeneralDesignandConstructionStandardsforWaterMainExtensionsasshowninAppendixJoftheCity’s2012WaterSystemPlan.Adequatehorizontalandverticalseparationsbetweenthenewwatermainandotherutilities(stormsewer,sanitarysewer,power,gas,electrical)shallbeprovidedfortheoperationandmaintenanceofthewatermain.6.Watersystemdevelopmentchargesareapplicableifanadditionaldomesticwatermeterorifalargerdomesticwatermeterisneededand/orifanadditionalorlargerfiresprinklerstubisrequired.ThecurrentwaterSDCfeefora¼inchorlinchwatermeteris$3,090.00.PleaseseetheCity’sPermitfeelisttogetinformationregardingpermitfees.SanitarySewer1.SewerserviceisprovidedbytheCityofRenton.Thereareexistingeasementsandutilitylinesthroughoutthepropertywhicharerequiredtobeprotected,unlessallowedtoberelocatedbytheutilityprovider.Showthepublicandprivateutilitylinesandeasementsintheplanssubmittedwithlanduseapplication.2.Ifthebuildingadditionproposesfloordrains,thenthefloordrainsarerequiredtoconnecttothesewer.3.Systemdevelopmentcharge(SDC)feeforsewerisbasedonthesizeofthenewdomesticwatertoservetheproposedproject.ThecurrentsewerSDCfeefora¼-inchor1-inchmeterinstallis$2,135.00.Stormwater1.ThesiteislocatedintheBlackRiverdrainagesystemandmayrequirestatearcheologicalapproval2.Thesiteisadjacenttoandcontributestoaregionalretentionpond.3.AConstructionStormwaterPermitfromtheDepartmentofEcologyisrequiredifclearingandgradingofthesiteexceedsoneacre.4.Adrainageplananddrainagereportwillberequiredwiththelanduseapplication.Thereportshallcomplwiththe2009CityofRentonSurfaceWaterDesignManualAmendmenttothe2009KingCountySurfaceWaterDesignManual.BasedontheCity’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlStandard(ExistingSiteCondition).5.Thesiteislocatedinaseismichazardarea.6.Thesitecontainsregulatedslopesandwetlands.7.ThesiteislocatedintheSpecialFloodHazardArea(100yearflood)FEMAzone—AE.TheprojectislocatedwithintheFEMA100-yearfloodplain.The1995FEMAFloodInsuranceRateMap(FIRM)showstheBaseFloodElevation(100-yearfloodplainelevation)onthesitetobeelevation22.5$(NAVD8$datum).Attachedisthe1995FIRMPanel976wherethesiteislocated.Thebuildingadditionfinishedfloorelevationwillneedtobeconstructedtobeaminimumof1-ftabovetheBaseFloodElevation(Elevation23.58NAVD$8datum).Anelevationcertificateforthebuildingfinishedfloorwillberequired.Apreliminaryelevationcertificatemustbesubmittedwhenthebuildingfinishedfloorisestablishedduringconstruction.AfinalPage2of3
elevationcertificateisrequireducompletionofconstructionandpriorbuildingTemporaryCertificateofOccupancy.TheapplicantshouldbeadvisedthatthefloodplainmapsintheGreenRiverValleyarebeingupdatedbyFEMA.AttachedisamapshowingthelocationoftheFEMApreliminaryDFIRMfloodplainislocatedonthesite.TheFEMAPreliminaryDigitalFloodInsuranceRateMapfDFIRM),whichhasnotbeenadoptedyet,showsthebasefloodelevationonthesitetobeelevation25(NAVD88datum).TheapplicantshouldbeadvisedthatduetoFEMAupdatingthefloodplainmapsintheGreenRiverValleythatthebuildingadditionfinishedfloorelevationshouldbeconstructedtobe1-ftabovetheFEMApreliminaryDFIRM100-yearfloodplainelevationof25(NAVD88datum).Thereforethebuildingadditionfinishedfloorwouldneedtobeconstructedtoelevation26(NAVD$8datum).Baseduponexistingbuildingconstructionrecordplans,theexistingbuildingfinishedfloorelevationisat25.58(NAVD$8datum).Theapplicantshouldprovideanelevationcertificatefortheexistingbuildingfinishedfloortoverifythatitwasconstructedtotheelevationshownontheconstructionrecordplans.8.Thebuildingadditionrequirestheparkingareatoencroachintoanareawheretheremaybeanaturaldrainagecourse(stream)orwetlands.Theapplicantwillneedtomakesuretheencroachmentdoesn’timpaciupstreamdrainageandaddressanyCriticalAreaOrdinanceRequirements.9.TheprojectwillberequiredtoprovideCompensatoryFloodplainStorageforfillingfloodplainareasbelowthe1995FEMABaseFloodElevationof22.5$(NAVD8$datum).10.AgeotechnicalreportbasedonRMC4-8-120.D.7containingallinformationshowninTable18,separatedintosectionsisrequired.InformationregardingwatertableandsoilpermeabilitywithrecommendationsofappropriateflowcontrolBMPoptionswithtypicaldesignsforthesitefromthegeotechnicalengineershallbesubmittedwiththeapplicationalongwiththeslopestabilityanalysis.11.Thesurfacewatersystemdevelopmentcharge(SDC)feewillbeapplicableontheprojectforanynewimpervioussurfacearea.ThecurrentSDCfeeis$0.540persquarefeet,butnotlessthan$1,350.00Transportation1.Theprojectproposestheadditionof15,000squarefeettoatrainingfacilitybuildingalongwithadditionalparkingarea.Transportationimpactfeeisapplicableontheproject,thefeewillbeassessedatthetimeofbuildingpermitreviewandpaymentwillbedueatthetimeofissuanceofthebuildingpermit.2.SincethereisnodirectsitefrontageontheCityofRentonstreets,publicfrontageimprovementsarenotapplicable.ThewestsideofthesiteisborderedbyBNSFproperty.Theprojectwillcontinuetogainaccesstothepublicstreetsystembymeansoftheexistingprivateaccess.3.Developmentprojectsthatgenerate20ormorenewvehicletripsperhourineithertheAM(6:00—9:00)cPM(3:00—6:00)peakperiodsarerequiredtoprovideatrafficimpactanalysisatlanduseapplication.Theanalysisshallincludetripgenerationdata,adiscussionontrafficcirculationtoandfromthesiteandonsitetrafficcirculation.Trafficstudyguidelinesareincludedwiththepre-applicationpacket.GeneralComments1.Allconstructionorserviceutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.PlansshallbepreparedbyalicensedCivilEngineer.2.Whenutilityplansarecomplete,pleasesubmitthree(3)copiesofthedrawings,two(2)copiesofthedrainagereport,permitapplication,anitemizedcostofconstructionestimate,andapplicationfeeatthecounteronthesixthfloor.Page3of3
KrisSorensenFrom:RonaldStrakaSent:Wednesday,January07,201510:52AMTo:RohiniNairCc:VanessaDolbee;KrisSorensen;SteveLee;AllenQuynnSubject:FW:SeattleAreaPlumbersTradesAdditionpreappat595MonsterRoadSWAttachments:SaettleAreaPlumbers&PTradeswAdditionpreappPRE14-001623submittaldoc.pdf;FEMADEIRMMap.pdf;BlackRiver_Panel976Firmette.pdf.havehefoovngdrJioilnnmt1Dntosupprntcue:pliction1)1iePJ1bFracl9sAl1.ton;roctat‘-hh:;ntrKoaWLfh0ielccatc.linthFEJ,IA1CC-•rHcolpL.ih:I-)95TlcinsLlrceReMapshowsthePaseHoodElevation(100-yearBooupiainelevation)on[hesizetojOelevaric15588NA3D83totem).AttasheuI;Me1995FiRMPanel976whererhositeislocated.[liOheiloingadditiontinishedfloorelevationwillneedtobeconstructedtobearninimumofI-ftabovetheBoseHoodElevatioiLlevarion1359NAVD38datern)AnelevetoncertificateforthehnldingfinishedfloorwillberequiredAprelirniwryelevationcertificatenestbesubmittedwhenthehiildiie;finishedfloorisestablishedduringconstruction.AneatelevationcertificateisrequireduponcompletionutconstructionandpilottobuildingTwuporuryCertificateofOccunentTueappbcontshouldrnu;isE:rdthattheiloodpaiiiiiHiiitheGreen[tiVOValleyitOtwinruolatedbyccMATttacheriisanapshowingrholocationoftheFtbetApreliminaryDERMIloodplaiiiislocatedontheFileFEMAPelininarvDigutaiFlocnjIpsuranceRateMapDFtRM)\:ShishnasnotbeenHootedyetshowsrisefloodleyahooonduOsii.etoheelevation23IIAVO38datum.Theaputucantworldbeadviseddiatii—rIEi1F-mloiueis—I-nt1—tiLliiiIilh—OValOilshouldhaconstructedtohe1-itabovethe[EATerelinlunaryDElPHi110-yearfloodplainelevationef15(NAVD88datum).therefi.rerhobuudingadrlitioui[nisheddoorwouldteedtobeconstructedtoelevation16(NAVD88datum).6asedui.wnexistingbuildingconstructiontooordplans,1110existungbuilrliuipfnishedfloorelevationisat1558(NAVD93datum).Ieapplicantshouldprovide)iOelevationcertificateni1110existinghnuidiilgunishedflouiriverifythatitvaxcoIstiictedtoth-rile,stOilshownOiltheunstiuctionearoilplans1.Thc’bui[chuinOrituonrO9tiiiOSthepcrHrccavatovrcrarhitoanlid]5110w010101)00OdOtrIl.didour.rc)stream)onveotlardsTheapploantwillneedtonuliesic[lieoocroaonrneocdrove..lnlutnpstican•lro000eandnc:dressanyCuutica!Area0ulinarceRequirements3Theprolectoilbee’iuredtoprovideLuuipencctcr\TluupluiinStsrcgohutIbigiloodpiaiivOsOelovvtie1095FEMABaseHuodElevationof12.58tNH/H83lorun),RonStuHi,PorliroiO-tliuArsinwtit.-.,rrI.1
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DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEM0RAN0UMDATE:January8,2015TO:Pre-ApplicationFileNo.14-001623FROM:KrisSorensen,AssociatePlannerSUBJECT:SeattleAreaPlumbing&Pipefitters,BuildingandParkingExpansionGeneral:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,PublicWorksAdministrator,DevelopmentServicesDirectorandCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.TheDevelopmentRegulationsareavailableforpurchasefor$50.00plustax,fromtheFinanceDivisiononthefirstfloorofCityHalloronlineatwwwrentonwa.govProjectProposal:Thesubjectpropertyislocatedat595MonsterRoadSW.Theapplicantisproposingtoexpandtheexistingbuildingbyapproximately15,000squarefeetandacquireadditionalpropertytothesouthofthesubjectsitetoconvertthislandareaintoaparkingareafortheSeattleAreaPlumbingandPipefittingtradesschoolandlocalunion.Theproposedmulti-storyadditiontotheexistingmulti-storybuildingwouldallowtheexpansionoftheexistingtrainingfacilityspacewithintheexistingbuildingandprovidereplacementspaceforthelocalunioncurrentlyhousedinthebuilding.Noadditionalstudentsareanticipated.Sevennewparkingspaceswouldbeprovidedforanapproximatetotalof187stalls.Theexistingsiteis5.5$acresandiszonedIndustrialMedium(IM).VehicularaccesstothesiteiscurrentlyfromMonsterRoadSWthroughtheparcellocatednorthoftheexistingdevelopment.Theareaconsideredforparkinglotexpansionislocatedjustoff-sitetothesoutheast,ontheparceladdressed1201MonsterRdSW.Criticalareasonsiteornearbyaregeologichazards,wetlands,andfloodareas.CurrentUse:ThesubjectsiteiscurrentlydevelopedwiththeSeattleAreaPipeTradesEducationCenter,whichisapproximately50,540grosssquarefeetinsize.Zoning:ThesubjectsiteislocatedwithintheMediumIndustrial(IM)zoningdesignation.ThesiteisalsolocatedwithintheEmploymentAreaValleyComprehensivePlandesignation.TradesandvocationalschoolsarepermitteduseswithintheIMzone.
SeattleAreaP&P;BuildingandParkingAdditionJanuary8,2015Page2of6DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-130A,“DevelopmentStandardsforIndustrialZoningDesignations”(notedas“IMstandards”herein).Acopyofthesestandardsareavailableonline.MinimumLotSize,WidthandDepth—TherearenominimumrequirementsforlotwidthordepthwithintheIMzone,however,thereisaminimumlotsizerequirementof35,000squarefeet.Currentlytheexistinglotexceedstheminimumlotsizerequirement.Iftheapplicantacquiresadditionallandasproposed,thesubjectsitewouldremainincompliancewiththeminimumlotsizerequirement.LotCoverage—ThereisnominimumlotcoveragerequirementwithintheIMzone,exceptforthelimitationsimposedbytheCity’slandscapingrequirements.Setbacks—Setbacksarethedistancebetweenthebuildingandthepropertylineoranyprivateaccesseasement.TherequiredsetbacksintheIMzoneforpropertiesnotnexttoaPrincipalArterialorresidentialpropertiesareasfollows:15feetforafrontyardandsideyardalongastreet;zerofortherearyard;zerofortheinteriorsideyards;anda10-footlandscapedsetbackisrequiredfromafreeway.Anidentifiedfuturelotlineisindicatedinthesubmittedmaterials,wherearoughtriangularpieceoflandwouldbepurchasedfromtheparceltothesouth.Theadditionofthetrianglewouldkeepthepropertyincompliancewithsetbackregulations.BuildingHeight—ThereisnomaximumbuildingheightrequirementwithintheIMzone.Parking—Parkingforvehiclesandbicycles,loadingareas,anddrivewaysshallbeprovidedinaccordancewiththeprovisionsofthecurrentparkingregulationsofRMC4-4-080,“Parking,Loading,andDrivewayRegulations.”Thefollowingratiowouldbeapplicabletothesitefortradesandvocationalschooluses:ParkingTypeNumbergfRatioRequitedemployees&SpacesstudentsAutomobileUnknownAminimumandmaximumof1perUnknownemployeeplus1forevery3studentsroomingunits,plus0.5spaceforeveryfulltimestudentsnotresidingoncampus.Inaddition,ifbusesfortransportationofstudentsarekeptattheschool,1off-streetparkingspaceshallbeprovidedforeachbusofasizesufficienttoparkeachbus.Bicyclen/a10percentofthenumberof10%ofrequiredoff-streetparkingspaces.requiredspaces
SeattleAreaP&P;BuildingandParkingAdditionJanuary8,2015Page3of6Theapplicantisproposingtoprovide7newparkingspaces,where180currentlyexist.Itisunknownwiththesubmittedapplicationhowmanyemployeesandstudentsusethefacilitytodeterminethenumberofrequiredstalls.Iftheproposalprovidesmoreorlessparkingthanrequiredbycode,upto25moreor25percentlessisallowedwithjustificationwhichmayincludequantitativeinformationsuchassalesreceipts,documentationofcustomerfrequency,parkingstandardsofnearbycities,oraparkinganalysis.Beyondthe25percentallowance,arequestforaparkingmodificationwouldneedtobeappliedforandgranted.Thisdetailedwrittenrequestcanbesubmittedbeforeorconcurrentlywithasiteplanapplication.Theapplicantwillberequiredatthetimeoflandusepermitapplicationtoprovideaparkinganalysisofthesubjectsite.Theanalysiswouldincludedimensionsofstallsanddriveaisles.Staffwasunabletoevaluatethesubmittedsiteplanforconsistencywithdimensionalrequirements.SeeRMC4-4-080formoredetails:•Stalls:Itshouldbenotedthattheparkingregulationsspecifystandardstalldimensionsof9feetx20feet,compactdimensionsof$4feetx16feet,andparallelstalldimensionsof9feetx23feet.ADAaccessiblestallsmustbeaminimumof8feetinwidthby20feetinlength,withanadjacentaccessaisleof8feetinwidthforvanaccessiblespaces.Upto40percentofstallsmaybecompactspacesdesignatedforemployeeparking,andupto30percentofstallsmaybecompactspacesifdesignatedforallusers.TheappropriateamountofADAaccessiblestallsbasedonthetotalnumberofspacesmustbeprovided.•Driveaisles:Asproposed,theparkinglotproposedonthesoutheastofthebuildingwouldhaveangledparkingandone-waytraffic.For45degreeangleparking,theaislewidthforone-waytrafficcirculationshallbe12feetwideandtheparking“area”shallbe21feetwideforstandardstallsand17feetwideforcompactstallsasmeasuredfromtheedgeoftheaisletothewheelstop.For60degreeangleparking,theaislewidthforone-waytrafficcirculationshallbe17feetwideandtheparking“area”shallbe22feetforstandardstallsand18feetforcompactsstallsasmeasuredfromtheedgeoftheaisletothewheelstop.Parkingarealandscapingrequirementsapplytotheexistingandproposedparkingareasonthesubjectsite.Forparkingareaswith15ormotespaces,interiorparkingarealandscapingisrequiredonaminimumsquarefeetperstallbasis.Additionally,parkingperimeterlandscapingisrequiredalongstreetright-of-ways.PleaserefertolandscaperegulationsfRMC4-4-070)forfurthergeneralandspecificlandscaperequirementsforparkingareas.BicycleParkingisalsorequiredforallnon-residentialzonesbasedonthenumberofvehiclestallsprovidedonsite.Specificbicycleparkinglocation,dimensions,marking,lighting,andotherstandardsarelocatedintheparkingstandardscodesection(RMC4-4-O8OF.11).Landscaping—Exceptforcriticalareas,allportionsofthedevelopmentareanotcoveredbystructures,requiredparking,access,circulationorserviceareas,mustbelandscapedwithnative,drought-resistantvegetativecover.Pleaserefertolandscaperegulations(RMC4-4-070andRMC4-4-080F.7)forfurthergeneralandspecificlandscaperequirements.AconceptuallandscapeplanandlandscapeanalysismeetingtherequirementsinRMC4-8-1200.12,shallbesubmittedatthetimeoflanduseapplication.
SeattleAreaP&P;BuildingandParkingAdditionJanuary8,2015Page4of6RefuseandRecyclingAreas—RefuseandrecyclingareasneedtomeettherequirementsofRMC4-4-090,“RefuseandRecyclablesStandards.”Foroffice,educational,andinstitutionaldevelopments,aminimumof2sfforevery1,000sIofbuildinggrossfloorareashallbeprovidedforrecyclabledepositareasandaminimumof4sfforevery1,000sfofbuildinggrossfloorareashallbeprovidedforrefusedepositareaswithatotalminimumareaof100sf.Requiredlocationcriteriaandscreeningareprovidedinthecodesection.Fortheproposed15,000sfaddition,anadditional30sfofrecyclingdepositareaand60sfofrefusedepositareamayberequired.Noinformationaboutthecurrentsizeoftherefuseandrecyclingdepositareashasbeensubmitted,soitisunknownifthecurrentdepositareaswouldmeettheadditionalrequirements.Arefuseandrecyclingareaanalysiswouldneedtobeprovidedaspartofalanduseapplication.Screening—Screeningmustbeprovidedforallsurface-mountedandrooftoputilityandmechanicalequipment.Ifpartoftheaddition,thelanduseapplicationwillneedtoincludeelevationsanddetailsfortheproposedmethodsofscreeningifequipment.ScreeningregulationsaredetailedinRMC4-4-095.Fences—Iftheapplicantintendstoinstallanyfencesaspartofthisproject,thelocationmustbedesignatedonthelandscapeplan.Allexistingfencesandsecuritygatesshouldbedepictedonthesitesurveyandincludetypeoffence,material,andheight.Afencedetailshouldalsobeincludedonthelandscapeplanaswellfornewproposedfencing.Lighting—NewparkinglotandbuildinglightingwouldrequirealightingplanandshallmeetthelightingstandardsfRMC4-4-075).Adetailedlightingplanandanalysisisrequiredaspartofthesiteplansubmittal.Access:AccesstothesubjectsiteisfromMonsterRoadSWthroughanabuttingpropertyasthesubjectsitedoesnothavepublicstreetfrontage.Theaccesseasementdocumentthatprovidesaccessacrosstheabuttingpropertyshallbeprovidedaspartoftheapplication.CriticalAreas:TheCityofRenton’sCriticalAreasMapsindicatethatthesubjectsiteiswithinthevicinityofhigherosionhazards,highlandslidehazards,seismichazards,regulatedslopes,floodhazards,andwetlands.CriticalareastandardsarebeingconsideredforupdatesaspartoftheComprehensivePlanupdateandmaybeimplementedinJune2015.GeologicalHazards:Steepslopes,erosionhazards,landslidehazards,andseismichazardsareallGeologicalHazardstherefore,ageotechnicalstudyshallbeprovidedbyaqualifiedprofessional.Thestudyshalldemonstratethattheproposalwillnotincreasethethreatofthegeologicalhazardstoadjacentpropertiesbeyondthepre-developmentconditions,theproposalwillnotadverselyimpactothercriticalareas,andtheproposeddevelopmentcanbesafelyaccommodatedonthesite.Inaddition,thestudyshallassesssoilconditionsanddetailconstructionmeasurestoassurestabilityoftheparkingarea.TheCityofRenton’sSensitiveAreasmapsindicatethepresenceof“sensitive”and“protectedslopesneartheproposeddevelopment.Protectedslopesaredefinedastopographicalfeaturesthatslopeinexcessof40%andhaveaverticalriseof15feetormore.Sensitiveslopesarebetween25and40%slope.Ifanyworkisplannedona“protectedslope”aVariancefromtheCriticalAreasregulationswouldberequired.Pleasenote,thevariancewouldbereviewedbytheCity’sPlanningDirectorandtheburdenwould
SeattleAreaP&P;BuildingandParkingAdditionJanuary8,2015Page5of6beontheapplicanttodemonstratethatthereisnofeasiblealternativeotherthantodisturbthe“protectedslopes.”Ageotechnicalreportaddressingthegeologicalhazardswillberequiredaspartoftheenvironmentalandsiteplanreviewprocess.Pleaseupdatethesubmittedgeotechnicalreportinthesameformatofrequiredcontentaslistedunder“GeotechnicalReport”inRMC4-8-120.D.7,withtheinformationprovidedinsections.•FloodHazard:TheStormwaterDivisionhasprovidedadditionalcommentsandareprovidedinthispacket.AFloodHazardArea:pursuanttotheFEMAFloodInsuranceRateMaps(FIRM)thesubjectsitecontainsaSpecialFloodZoneAHwhichisclassifiedasa100-yearfloodplain.TheFIRMmapsindicatethebasefloodelevationtobe19feetMeanSeaLevel(MSL).FloodHazardDatashallbesubmittedwithformallanduseapplicationpursuanttoRMC4-8-120D.Alldevelopmentproposalsshallnotreducetheeffectivebasefloodstoragevolumeofthefloodplain.Ifgradingwouldreducetheeffectivestoragevolume,compensatorystorageshallbecreatedonthesiteoroffthesiteiflegalarrangementscanbemadetoassurethattheeffectivecompensatorystoragevolumewillbepreservedovertime.Compensatorystorageshallbeconfiguredsoasnottotraporstrandsalmonidsafterfloodwatersrecedeandmaybeconfiguredtoprovidesalmonidhabitatorhighflowrefugewheneversuitablesiteconditionsexistandtheconfigurationdoesnotadverselyaffectbankstabilityorexistinghabitat.Ifdevelopmentisproposedwithintheadopted1995floodplain,theapplicantshouldaddresstheissuesraisedintheFinalBiologicalOpinionandMagnuson-StevensFisheryConservationandManagementActEssentialFishHabitatConsultationandproposemitigationforanyanticipatedimpactsasitwouldrelatetothereferencedpublication,intheSEPAreviewfortheproject.TheSEPAchecklistshouldbeprovidedtotheNationalMarineFisheriesService(NMFS)andtheFederalEmergencyManagementAgency(FEMA)fortheirreviewandcomment.Inaddition,aFloodplainBiologicalAssessmentshallbeprovided.WhilethesitemaynotbemappedinaFloodHazardAreaaccordingtotheadopted1995FIRMthesiteismappedinaFloodHazardAreaaccordingtoFEMA’sDEIRMmap.RequirementsonallprojectslocatedwithintheCity,includingBFE(FinishedFloorElevation)andCompensatoryStoragerequirementsarebasedontheadopted1995FIRMmap.However,pleasenotedependinguponFEMA’sfuturedeterminationsahigherBFE,thanthosenotedinthe1995FIRM,mayberequiredinordertoobtainfloodinsuranceinthefuture.TheapplicantwillberequiredtoprovideFloodHazarddataintheirSEPAchecklistandidentifytheirintenttoeitherusethe1995FIRMortheDFIRMforFinishedFloorElevationandCompensatorystoragerequirements.•SeeRMC4-3-0501forfurtherfloodhazardinformationandrequirements.•Wetlands:AwetlandreportpreparedbyWetlandResources,datedSeptember8,2014,wasprovidedwiththepreviouspreapplicationmeetingmaterials(PR-14-001238)classifyingthetwowetlandsonsiteasCategory3wetlands.Category3wetlandsshallhavea25-footbuffermeasuredfromthewetlandedge.Inaddition,ifthereareproposed
SeattleAreaP&P;BuildingandParkingAdditionJanuary8,2015Page6of6impactstothewetlandoritsbuffer,amitigationplanshouldalsobesubmitted.Citystaffmayrequiresecondaryreviewofthewetlandreportattheexpenseoftheapplicant.WetlandsandtheirassociatedbuffersarerequiredtobeplacedwithinaNativeGrowthProtectiontracttoprotectthecriticalareafromanyproposeddevelopmentforanon-exemptactivity.SignificantTreeRetention:Atreeinventoryandatreeretentionplanalongwithatreeretentionworksheetshallbeprovidedwiththeformallanduseapplication.Thetreeretentionplanmustshowpreservationofatleast5percentofsignificant(6-inchcaliperorgreater)trees,andindicatehowproposedand/orexistingbuildingfootprintswouldbesitedtoaccommodatepreservationofsignificanttreesthatwouldberetained,Ifthetreescannotberetained,theymaybereplacedwithminimum2-inchcalipertreesatarateofsixtoone.ChangestothetreepreservationcodemaybeimplementedJanuary21,2015.EnvironmentalReview:TheproposedprojectisnotexemptfromEnvironmental(SEPA)reviewduetothenumberofproposedparkingstallsandsizeofthebuildingexpansion.Therefore,anenvironmentalchecklistisasubmittalrequirement.PermitRequirements:TheproposalwouldrequireEnvironmental(SEPA)ReviewandSitePlanReview.ALotLineadjustmentisaninstrumentthatcanchangethelocationoflotboundaries.Allapplicationscanbereviewedconcurrentlyinanestimatedtimeframeof6-8weeksonceacompleteapplicationisaccepted.TheSitePlanReviewapplicationfeeis$1,500.TheapplicationfeeforSEPAReview(EnvironmentalChecklist)is$1,000.TheLotLineadjustmenthasafeeof$450.Pleasenotethateachoftheselandusepermitshasanadditional3%TechnologySurchargeFee.Ifmodificationfromparkingregulationsisneeded,amodificationisanadditional$100plusthetechnologyfee.Detailedinformationregardingthelanduseapplicationsubmittalisavailableonline.Inadditiontotherequiredlandusepermits,separateconstructionandbuildingpermitswouldberequired.Thereviewofthesepermitsmayoccurconcurrentlywiththereviewofthelandusepermits,butcannotbeissuedpriortothecompletionofanyappealperiods.ImpactMitigationFees:Inadditiontotheapplicablebuildingandconstructionfees,fireandtransportationimpactfeesmayberequiredpriortotheissuanceofbuildingpermits.AhandoutlistingalloftheCity’sDevelopmentrelatedfeesinattachedforyourreview.Note:Whentheformalapplicationmaterialsarecomplete,theapplicantisstronglyencouragedtohaveonecopyoftheapplicationmaterialspre-screenedatthe6thfloorfrontcounterpriortosubmittingthecompleteapplicationpackage.PleasecontactKrisSorensen,AssociatePlannerat425-430-6593orbyemailatksorensen@rentonwa.govforanappointment.Expiration:Siteplanapprovalsarevalidfortwoyearswithapossibletwo-yearextensionifrequestedinwritingpriortotheexpiration.
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