HomeMy WebLinkAboutA_Responses_To_COR_Comments_220419_v1Response to City of Renton Pre-Application Review Comments
2022 Interim Maintenance Facility Improvements at Farwest Parcel 125380-0211
Scheduled Submissions / Reviews:
Pre-Application Meeting PRE21-000317
Material Pre-Screening Submission
Hearing Examiner Conditional Use Permit Submission
Hearing Examiner Site Plan Review Submission
Environmental Review
Item Comment Response Sheet #
Renton Regional Fire Authority
1 The fire flow is unchanged from the existing building. Confirmed, no changes proposed. A1.01
2 Fire impact fees are currently applicable at the rate of $0.26
per square foot of the new office area modular additions. No
change of use fees apply. This fee is paid at time of building
permit issuance.
Applicable fees will be paid at time
of permit issuance
Fees
3 Fire sprinkler and fire alarm systems shall be updated and/or
maintained. Separate plans and permits are required to be
submitted to the fire department for review and permitting
for all systems. The existing fire sprinkler system is of
moderate protection only as the metal fabrication facility was
of low fire hazard. For your information, it will meet
requirements for vehicle maintenance and repair
requirements and office spaces. It will not be able to protect
piled storage/storage racking over 12-feet high or high
hazards such as vehicle tire storage or other large quantities
of hazardous materials. Upgrades would need to take place to
store these types of higher hazard commodities. The change
of use will trigger fire alarm upgrades throughout the entire
facility to meet current city ordinances. Again, the existing
facility fire alarm system is of minor coverage and shall
require substantial upgrades to meet the proposed new use.
No storage over 12-feet high are
proposed, nor are high hazard
elements to be stored at this facility.
Use of existing fire sprinkler and fire
alarm systems is proposed. Targeted
sprinklering will be provided below
the welding platform beneath the
upper level to provide coverage to
the ground floor level below.
Additional information shall be
provided as part of the Fire
Department Review Set.
A2.00
4 Fire department apparatus access roadways and existing on-
site fire lanes are adequate as they exist and shall be
maintained.
Confirmed unchanged. A1.01
1
Item Comment Response Sheet #
5 All areas shall be compliant with hazardous material storage
per the fire code. An approved hazardous material inventory
statement shall be completed and reviewed prior to any
building permit issuance. Use of fire department form or
equivalent shall be submitted. This can be submitted ahead of
the building permit submittal to help shorten plan review time
frame if desired. Separate plans and permits required for
flammable/combustible liquid tanks and piping installations.
Hazardous Material Inventory
Statement shall be provided as part
of the Fire Department Review Set.
_
6 The proposal to temporarily store portable buildings inside
the existing building is not allowed by the fire code. The only
way this would be allowed is if the applicant provided fire
sprinklers inside the temporary buildings while being stored
and it is doubtful they would want to go to this expense for
temporary storing portable buildings inside the main building.
We have no objection to storing the temporary buildings
outside in the yard/parking lot as long as they do not block
any of the existing fire hydrants.
Proposal is to store the modulars
temporarily outside in the
yard/parking lot. Vehicle, pedestrian
and emergency access, including
access to fire hydrants, will be
remain clear.
A1.01
Building Department
7 The building department agrees that permits are required for
the two (2) modular structures prior to installation.
Confirmed, permits will be obtained
prior to installation.
_
8 Any alterations or interior improvements within the building
require permits be issued prior beginning any work.
Confirmed, any alterations or
interior improvements within the
building will be permitted prior to
the beginning of any work.
_
9 No storing or staging within the building of any materials, non-
functioning building systems, or maintenance components are
permitted prior to approval by the Building and Fire
departments.
Confirmed, Fire Department has
confirmed that the storing of
temporary buildings outside in the
yard/parking lot is allowed as long as
they do not block any of the existing
fire hydrants.
A1.01
2
Item Comment Response Sheet #
10 According to the applicant the Farwest facility was more than
a “warehouse.” It was a heavy industry fabrication facility with
two (2) large scale CNC machines for forming hull plates for
ship building. The warehouse use was for storage of raw and
finished materials that required the operation of six (6) large
overhead cranes (still in place), as well as heavy equipment-
level forklifts to move or reposition the materials on the CNC
machines, flatbed trailer trucks, and rail cars which accessed
the interior of the facility directly. This use would classify the
structure as an F-1 occupancy classification. The proposed use
of the building is temporary housing of their vehicle
maintenance and stores operations, which without additional
information to show otherwise, would classify this use as an S-
1 occupancy classification. This would require a building
permit for the change of occupancy.
Confirmed, project will be applying
for building permit for the change of
occupancy.
_
Utilities / Traffic
Water
11 The project is within the City of Renton’s water service area in
the Valley 196 Pressure Zone. There is an existing 12” looped
water line around the existing building (see drawing #W-
228501).
Confirmed unchanged. Water and
Sanitary Sewer
Plan
12 Below is a summary of the existing fire hydrants in the vicinity
of the site. Please refer to the Fire Authority for fire hydrant
requirements:
a. Two south of the building within the parking lot of the
facility.
b. One northwest of the building in SW 34th St.
c. One northeast of the building in SW 34th St.
Existing hydrants can be found on
Architectural Site Plan
A1.01
13 There is an existing 3” domestic water service and meter
serving the existing building and outbuildings with two
reduced pressure backflow assemblies (RPBA) for backflow
prevention.
Confirmed unchanged. Water and
Sanitary Sewer
Plan
14 There is an existing 2” irrigation service and meter serving the
site.
a. Per City records, the existing irrigation service has had no
consumption since 2015. If the existing irrigation service will
not be reused, the applicant can have the meter removed or
locked off.
b. If the existing irrigation service will be used, it shall be
equipped with a double check valve assembly (DCVA)
downstream of the meter for backflow prevention. The DCVA
shall be installed in accordance with COR Std. Plan 340.8.
Tenant will notify the owner. Tenant
has no intention of using the
irrigation system at this time.
_
3
Item Comment Response Sheet #
15 There is an existing 6” fire water service serving the existing
building with a double check detector assembly (DCDA) for
backflow prevention.
Confirmed unchanged. Water and
Sanitary Sewer
Plan
16 If the existing water services will be reused and no additional
water services are added, no water system development
charges are applicable.
Confirmed existing water services
will be reused and no additional
water services are added.
Water and
Sanitary Sewer
Plan
Sewer
17 Sewer service is provided by the City of Renton. Confirmed unchanged Water and
Sanitary Sewer
Plan
18 There is an existing 8” private sewer main within a 12”
protective ductile iron casing flowing north to south and
underneath the primary shop building. Reference COR Project
File WWP2700704 for record drawings.
Confirmed unchanged Water and
Sanitary Sewer
Plan
19 If floor drains are present in the building, or required by the
building official, due to the proposed vehicle maintenance,
they will be required to drain through an oil/water separator
outside the building footprint, within the side sewer. No
connections are to be made to the storm system and any
connections to the sewer will be required to be upgraded if an
oil/water separator system is not already present.
There is one existing floor drain in
Bay 1 that will be sealed off. No
connections to the storm or sewer
systems proposed.
A2.00
20 South of the building, there are two existing 6” side sewer
connections into a private sewer manhole that is located
beneath one of the portable buildings.
Confirmed unchanged Water and
Sanitary Sewer
Plan
21 If the existing sewer service will be reused, no sewer system
development charges are applicable. If the domestic water
meter size is required to be increased as a result of the
project, applicable SDC fees would be applicable. Credit would
be provided for the existing meter size.
Confirmed existing sewer service
will be reused and no additional
services will added.
_
Surface Water
22 No storm drainage improvements are required as no new
and/or replaced impervious surface is proposed, however, if
during SEPA/Land-Use review it is determined that outside
site and parking/lot improvements are required, the project
may become subject to further stormwater review.
Confirmed no new / replaced
impervious surface is proposed.
A1.01
23 Tenant improvements and installation of the new portables
will need to follow source control and temporary erosion and
sediment control best management practice
Best Management Practices for
source control and temporary
erosion and sediment control will be
followed.
Construction
Mitigation
Description
4
Item Comment Response Sheet #
Transportation
24 An accessible route of travel meeting American’s With
Disabilities Act’s requirements (ADA) from the public right of
way to the working facilities is required and will be reviewed
in conjunction with the building permit submittal. The existing
onsite ADA parking and landings will also be reviewed.
Additional parking spaces, restriping and ramps may be
required.
An accessible route of travel
meeting American’s With Disabilities
Act’s requirements (ADA) from the
public right of way to the working
facilities will be provided as shown
on the Architectural Site plan. ADA
parking, accessible paths, and means
of accessible building access are
shown on the Architectural Site
Plan.
A1.01
25 The current transportation impact fee is $7.15 per square foot
of manufacturing space. A transportation impact fee credit
will be issued for the existing building use.
Applicable fees will be paid. Fees
26 Since the project is proposing a change in use that may result
in additional traffic, a traffic study meeting City of Renton
traffic study guidelines is required at the land-use submittal. If
the result of the study is more than 20 new trips in the AM or
PM peak hours, a traffic impact analysis will be required.
The existing traffic flow will be
unchanged. All City of Renton traffic
study requirements have been
address in the provided Traffic
Memo.
Traffic
27 As this project is proposing an interior remodel and no new
construction or additions valued at over $150,000, no street
frontage improvements or right of way dedication are
required, however, if during SEPA/Land-Use review it is
determined that outside site and parking/lot improvements
are required, the project may become subject to further
transportation review.
Estimated cost of construction is
$350,000.
_
General Comments
28 Adequate separation between utilities as well as other
features shall be provided in accordance with code
requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation
between storm and other utilities is required with the
exception of water lines which require 10-ft horizontal and 1.5-
ft vertical.
b. The stormwater line should be minimum 5 feet away from
any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence
of the retaining wall or of the building.
Re-use of existing utilities only, no
new proposed.
Water and
Sanitary Sewer
Plan, Grading
and Storm
Drainage Plan
5
Item Comment Response Sheet #
29 All civil construction permits for utility and street
improvements will require separate plan submittals. All utility
plans shall confirm to the Renton Drafting Standards. A
licensed Civil Engineer shall prepare the civil plans. Please visit
the Development Engineering Forms page for the most up-to-
date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
No Utility or Street Improvements
proposed.
N/A
30 A landscaping plan and tree retention shall be included with
the civil plan submittal. Each plan shall be on separate sheets.
No changes or disruptions proposed
to existing landscaping or trees.
N/A
31 Additional Building Permit Applications will be required for
the following:
a. Any retaining walls that exceed 4 feet in height, as defined
by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
No retaining walls, added detention
vaults or demolition of existing
structures on the project site are
proposed.
N/A
Planning Division
32 Development Standards: The project would be subject to RMC
4-2-130A, “Development Standards for Industrial Zoning
Designations” effective at the time of complete application
(noted as “IH standards” herein).
Majority of criteria remain
unchanged from previous land use
permitting. See Architectural Site
Plan for development standards
adherence information
A1.01
33 Comprehensive Plan/Zoning Requirements: The property is
located within the Employment Area (EA) land use designation
and the Heavy Industrial (IH) zoning designation. The property
is also located within Auto Mall Area C Overlay District. Other
government maintenance facilities require a Hearing Examiner
Conditional Use Permit within the IH zone.
All materials required by the zoning
designations are included in this
submission.
Conditional
Use
Justification,
A1.01
34 There is no minimum lot coverage requirements within the IH
zone.
Confirmed. A1.01
35 Setbacks – Setbacks are the distance between the building
and the property line or any private access easement. The
required setbacks in the IH zone are as follows: 15 feet for a
front yard or secondary front yard (20 feet from a principal
arterial street); zero for the rear yard or side yards, except 50
feet if the lot abuts a lot zoned residential
Both proposed modular buildings
comply with required setbacks of
the IH zone as shown on the
Architectural Site Plan. No changes
are proposed to the existing street
frontage.
A1.01
36 Building Height – There is no maximum building height
requirement within the IH zone.
Confirmed, height of existing
structures will remain unchanged.
See elevations for information on
heights of the modulars that will
temporarily be located on site.
A3.01
6
Item Comment Response Sheet #
37 Landscaping: Compliance with landscape regulations would be
required. Please refer to landscape regulations (RMC 4-4-070)
for further general and specific landscape requirements. With
the exception of critical areas, all pervious area shall have
landscape treatment. Landscaping may include hardscape
such as decorative paving, rock outcroppings, fountains, plant
containers, etc. Ten feet (10') of on-site landscaping is
required along all public street frontages. A conceptual
landscape plan shall be provided with the formal land use
application as prepared by a registered Landscape Architect or
other certified professional.
No changes proposed to
Landscaping as permitted in 2000
LUA
N/A
38 Significant Tree Retention: If tree removal is proposed, a tree
inventory and a tree retention plan, along with a tree
retention worksheet, shall be provided with the formal land
use application. According to the performance standards for
land development, the tree retention plan must show
preservation of at least 10 percent (10%) of significant trees,
and indicate how proposed building footprints would be sited
to accommodate preservation of significant trees that would
be retained. The Administrator may authorize the planting of
replacement trees on the site if it can be demonstrated to the
Administrator’s satisfaction that an insufficient number of
trees can be retained.
No tree removal is proposed. N/A
39 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 (see RMC 4-4-095).
Currently no existing or proposed
rooftop equipment.
N/A
7
Item Comment Response Sheet #
40 Fences/Retaining Walls: If the applicant intends to install any
fences as part of this project, the location must be designated
on the landscape plan. A wall taller than four feet (4') requires
a building permit. Fences up to six feet (6’) in height are
permitted in the rear yard or side yard; fences up to four feet
(4’) are allowed in the front yard. A fence taller than seven
feet (7') requires a building permit. A fence shall not be
constructed on top of a retaining wall unless the total
combined height of the retaining wall and the fence does not
exceed the allowed height of a standalone fence. However,
fences that provide at least fifty percent (50%) transparency,
as viewed perpendicularly to the face of the fence, may be
allowed directly on top of a retaining wall. However, chain link
fencing shall not be installed. This exception shall not be
applied to front yard setbacks, or clear vision areas. New
fencing would need to comply with the fence requirements of
the code (RMC4-4-040).Retaining walls shall be composed of
brick, rock, textured or patterned concrete, or other masonry
product that complements the proposed building and site
development. There shall be a minimum three-foot (3')
landscaped setback at the base of retaining walls abutting
public rights-of-way. Please refer to retaining wall standards
(RMC 4-4-040) for additional information about fences and
retaining walls.
No retaining walls are proposed.
(2) 6'-0" H screening elements are
proposed at the south side of the
existing warehouse to obscure the
refuse and recycling area and
proposed outdoor storage from
adjacent or abutting properties and
public rights-of-way.
A1.01, A5.02
41 Parking: Based on current code, new buildings trigger
compliance with all parking regulations (RMC 4-4-080). All
changes to parking lots, loading areas, or driveways shall
comply with the current parking regulations of RMC 4-4-080,
“Parking, Loading, and Driveway Regulations. "The total
requirements for off-street parking facilities shall be the sum
of the requirements for the several uses computed
separately, unless the building is classified as a “shopping
center.” A summary of all existing uses will be required at the
time of land use application. The applicant will need to
demonstrate compliance with all existing uses, as well as the
proposed on-site service.
No changes to the previously
permitted parking layout are
proposed. Parking required by the
addition of new office modulars
totals 4 spaces. This need is met by
the number of stalls provided in the
layout approved by COR in 2000.
The breakdown of existing, required,
and provided parking stalls can be
found on the plans.
A1.01, G1.05
8
Item Comment Response Sheet #
42 See the following examples parking ratios based on use:
USE NUMBER OF REQUIRED SPACES
Offices, general:
A minimum of 2.0 per 1,000 square feet of net floor area and
a maximum of 4.5 parking spaces per 1,000 square feet of net
floor area. Vehicle service and repair (large and small
vehicles):A minimum and maximum of 2.5 per 1,000 square
feet of net floor area. Uses not specifically identified in this
Section Department of Community and Economic
Development staff shall determine which of the below uses is
most similar based upon staff experience with various uses
and information provided by the applicant. The amount of
required parking for uses not listed above shall be the same as
for the most similar use listed below. New parking stalls must
comply with current dimensional requirements. See RMC 4-4-
080 for more details. 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. The appropriate amount of ADA accessible stalls
based on the total number of spaces must be provided. It is
unclear the overall impacts that vehicle maintenance and
storage facility would trigger with the City’s Parking
Regulations. The project proposal will need to demonstrate
compliance with the parking requirements at land use permit
review and building permit review. A vehicle parking analysis
with the number of existing spaces and any new spaces would
need to be provided as part of the land use permit for review
and approval by the Planning Division Project Manager.
No changes to the previously
permitted parking layout are
proposed. Parking required by the
addition of the new office modulars
totals four spaces. This need is met
by the number of stalls provided in
the layout approved by COR in 2000.
Two ADA accessible stalls will be
striped as part of the existing
parking configuration. The
breakdown of existing, required, and
provided parking stalls can be found
on the Site Plan.
A1.01
43 Bicycle parking shall be provided for all non-residential
developments that exceed four thousand (4,000) gross square
feet in size. The number of bicycle parking spaces shall be
equal to ten percent (10%) of the number of required off-
street vehicle parking spaces. Modification of these minimum
standards requires written approval from the Department of
Community and Economic Development. See RMC 4-4-
080.F.11.b for bicycle parking standards. The applicant would
be required at the time of land use application to provide a
bicycle parking analysis of the subject site. The analysis would
include the parking demand and parking improvements in
accordance with RMC 4-4-080.
Existing bicycle parking for 5 bicycles
is conveniently located within 50'-0"
of the existing office modular main
building entrance, connected by
existing sidewalk. New development
GSF totals less than 4,000gsf
(proposed 1,200gsf). Total required
parking for existing buildings and
site required the addition of 3
additional bike parking stalls, to be
located adjacent to new modular
31B.
A1.01
44 Access: No changes to the existing access locations are
proposed.
Confirmed no change. A1.01
9
Item Comment Response Sheet #
45 Refuse and Recycling Areas: Refuse and recycling areas need
to meet the requirements of RMC 4-4-090, “Refuse and
Recyclables Standards.” There are general requirements for all
uses for location, signage, screening, and setbacks for
collection areas and specific requirements. In 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. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit
areas. See RMC 4-4-090 for additional information and
standards. Compliance with the refuse and recycling
standards would be required to be demonstrated in the land
use application.
A total area of 582 sf of Refuse and
Recycling Area is provided on the
south side of the existing warehouse
building, screened with 6'-0"
obscuring fence, accessible by 12'-0"
gates that can be accessed without
impeding vehicle or pedestrian
traffic. Location and calculations
can be found on the Architectural
Site Plan.
A1.01
46 Critical Areas: The project site is mapped with high seismic
hazards. It is the applicant’s responsibility to ascertain
whether any critical areas or environmental concerns are
present on the subject property prior to site development
work or building improvements.
Per IMAP, no critical areas,
environmental concerns are located
on the property. Determinations
made in 2000 Geotechnical Report
re:seismic hazards will remain
unchanged by proposed new
development.
_
47 Environmental Review: The proposal would trigger
Environmental (SEPA) Review as the proposal includes a
change of use and the addition of two (2) new modular
buildings to a site and the site includes existing building(s) that
exceed 4,000 sq. ft. in area. If the City of Renton is to act as
the lead agency, an environmental checklist would be a
submittal requirement. Environmental determinations
processed by the city are 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.
Consistent with permitted
submission in 2000, King County will
act as lead agency. See
environmental checklist for
information of the proposal's
environmental impact.
Environmental
Checklist
10
Item Comment Response Sheet #
48 Site Plan Approval: Site plan review is required for all
development within the Employment Area (EA) designation.
The purpose of the site plan review process is to analyze the
detailed arrangement of project elements to mitigate
negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and
with the surrounding area. Site plan review ensures quality
development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site
layout, building orientation and design, pedestrian and
vehicular environment, landscaping, natural features of the
site, screening and buffering, parking and loading facilities,
and illumination to ensure compatibility with potential future
development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3.
No significant impacts, and no
permanent impacts are anticipated
as a result of the proposed
development. Information on site
layout, illumination, building
orientation and design, pedestrian
and vehicular environment and
screening and buffering are shown
on the Architectural Site Plan. The
site layout and structure access
proposal prioritizes safety, universal
accessibility, and functionality. New
structures are comparable or
smaller in massing to the existing
office buildings, and primarily
obscured from public view by the
existing warehouse building.
Landscaping, views, natural features,
parking and loading facilities are
proposed unchanged.
A1.01, Site
Lighting Plan
11
Item Comment Response Sheet #
49 Permit Requirements: The proposal for vehicle maintenance
and storage facility would require Hearing Examiner
Conditional Use Permit, Hearing Examiner Site Plan Review,
and Environmental (SEPA) Review, along with all associated
building permits. These land use applications would be
reviewed concurrently within an estimated timeframe of 12
weeks. The 2021 Hearing Examiner Conditional Use Permit fee
is $3,300, Hearing Examiner Site Plan Review application fee is
$3,800, and SEPA Review (Environmental Checklist) is $1,600.
Any modification requests to code standards are $260 per
modification. A 5% technology fee would also be assessed at
the time of land use application. All fees are subject to change
prior to submittal. Detailed information regarding the land use
application submittal can be found on the Conditional Use
Permit submittal checklist and Site Plan submittal checklist
and other informational applications and handouts can be
found on the City’s Digital Records Library. The City requires
electronic plan submittal for all applications. Please refer to
the City’s Electronic File Standards. In addition to the required
land use permits, separate construction and building permits
would be required.
All fees will be paid at time of
submittal, all standards and
application materials not waived by
a City Staff will be submitted.
Submission
Package, fees
50 Public Information Sign: Public Information Signs are required
for all Type II and III Land Use Permits, as classified by RMC 4-
8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions
being considered by the City, and to facilitate timely and
effective public participation in the review process. The
applicant must follow the specifications provided in the public
information sign handout (see land use forms on City
website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any
costs associated with the sign.
Public information sign approved by
COR will be procured on the site
according to the specifications.
Public
Information
Sign
51 Impact Mitigation Fees: In addition to the applicable building
and/or construction fees, the following impact fees would be
required prior to the issuance of building permits: A Fire
Impact Fee $0.26 per sq. ft. is required for all new office area
modular additions. If it is determined that the traffic is
impacted from the proposed addition, a traffic impact fee
would be assessed at the time of building permit. A handout
listing Renton’s development-related fees is available on the
City of Renton website for your review.
All applicable fees shall be paid at
time of submission.
Fees
12
Item Comment Response Sheet #
52 Next Steps: When the formal application materials are
complete, the applicant shall have the materials pre-screened
prior to submitting the complete application package. Please
contact Clark Close, Senior Planner at 425-430-7289 or
cclose@rentonwa.gov to submit prescreen materials and
subsequent land use application.
Understood. _
53 Expiration: Once Conditional Use and Site Plan applications
have been approved, the applicant has two (2) years to
comply with all conditions of approval and to apply for any
necessary permits before the approval becomes null and void.
The approval body that approved the original application may
grant a single two (2) year extension. The approval body may
require a public hearing for such extension. It is the
responsibility of the applicant to monitor the expiration
date(s).
Understood. _
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