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HomeMy WebLinkAboutPRE22-000169_Meeting SummaryPREAPPLICATION MEETING FOR Kaya PRE 22-000169 CITY OF RENTON Department of Community & Economic Development Planning Division June 16, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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 formal submittal. 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 13, 2022 TO: Jill Ding, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: MD Therapy – Change of Use 330 SW 43rd Street PRE22-000169 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel 3926800020. The following comments are based on the pre-application submittal made to the City of Renton by the applicant: EXISTING CONDITIONS Water Water service is provided by City of Renton. Sewer Wastewater service is provided by City of Renton. Storm There is an existing storm drainage system in SW 43rd Street. Streets SW 43rd Street is a Principal Arterial street with an existing right of way (ROW) width of approximately 80 feet, as measured using the King County Assessor’s Map. WATER 1. There is an existing 2-inch domestic water meter, south of the building (MTR-011781). Change of use or new Building Permits will trigger backflow requirements. a. The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is approved by the City Plan Reviewer and City Water Utility Department. 2. There is an existing 8-inch fire service, south of the building (MTR-015911). Change of use or new Building Permits will trigger backflow requirements. MD Therapy – PRE22-000169 June 13, 2022 Page 2 of 2 a. The existing 8” fire service to the building must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have an 8” DCDA (Double Check Detector Assembly). Per the City of Renton standard plan number 360.2, the DCDA must be installed outside the building in a vault. It may also be installed inside the building at a location pre-approved by the water utility Cross Connection Specialist. b. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430-7207 to verify that your building is equipped with an approved DCDA, or for any questions regarding these requirements. 3. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by City of Renton. 2. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No new plus replaced impervious surface area is being proposed with the project submittal. Therefore, the project will not trigger drainage requirements, 2. As no new impervious surface area is being proposed, no storm system development charges are applicable. TRANSPORTATION 1. Change of use requires updating the existing building to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal. 2. As this project is only proposing a change of use and interior improvements, no street frontage improvements or right of way dedication are required. If the project scope changes, and exterior improvements are proposed, then the project will be subject to frontage improvement requirements if the total valuation of the exterior work exceeds $150,000. 3. Transportation Impact fees may be applicable depending on the proposed use versus the existing use. Please see our website for latest fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 16, 2022 TO: Pre-Application File No. PRE22-000169 FROM: Jill Ding, Senior Planner SUBJECT: Kaya Physical Therapy Change of Use 330 SW 43rd Street (Parcel No. 3926800020) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The project site is located on the north side of SW 43rd St and is addressed as 330 SW 43rd St (parcel no. 3926800020). The project site is currently developed with an existing 17,460 sq. ft. multi-tenant building and a surface parking lot. The proposal includes the expansion of the existing 2,511 sq. ft. MD Physical Therapy into an abutting 2,432 sq. ft. tenant space (formerly Jimmy John’s). No exterior alterations of the existing building are proposed. The project site totals approximately 92,426 sq. ft. (2.12 acres) in area and is located within the Commercial Arterial (CA) zone and Urban Design District D. No changes in the existing access points to the site are proposed. A seismic hazard area is mapped on the site. Current Use: The tenant space was previously occupied as a restaurant (Jimmy John’s). Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Zoning: The property is located within the Employment Area (EA) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Medical/Dental Offices are an outright permitted use within the CA zone. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site totals 92,426 sq. ft. in area and exceeds the minimum lot size required in the CA zone. Kaya Preapplication Meeting June 16, 2022 Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. No exterior changes to the building are proposed at this time, any future additions would be reviewed for compliance with this requirement. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. No exterior changes to the building are proposed at this time, any future additions would be reviewed for compliance with this requirement. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. No exterior changes to the building are proposed at this time, any future additions would be reviewed for compliance with this requirement. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. The proposal would be exempt from compliance with the Landscaping Regulations, unless the proposal requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. Tree Preservation – 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 proposed regulations, 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. 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 (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") 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. All proposed improvements would be interior to the existing tenant space, therefore it is not anticipated that that the proposal would result in tree removal. Kaya Preapplication Meeting June 16, 2022 Screening - All surface mounted or rooftop-operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. 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 fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. 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. Parking – The proposal would be exempt from compliance with the parking regulations as the proposal includes the change of use of an individual tenant space within an existing shopping center. Vehicular Connection: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. The existing site includes site to site vehicular access to the neighboring properties to the east and west. 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, educational and institutional 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. Compliance with this requirement would be verified at the time of building permit review. Access – The site currently has one existing curb cut off of SW 43rd St, which is proposed to remain in its current configuration. Driveway widths are limited by the driveway standards, in RMC 4-4080I. Urban Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required for any exterior improvements to the building. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the facade 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. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Kaya Preapplication Meeting June 16, 2022 • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: A seismic hazard area is mapped on the project site. A geotechnical report may be required evaluating the suitability of the proposed improvements on the project site with the seismic hazard area requirements. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the expansion of an existing tenant space that would exceed four thousand (4,000) total square feet. Permit Requirements: The proposed project would require Environmental (SEPA) Review. Environmental Review would be processed within an estimated time frame of 6-8 weeks. The application fee would total $1,680 ($1,600 SEPA Review + $80 technology fee = $1,680), all fees are subject to change. Any modifications requested would require an additional $250 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website.Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • A Fire Mitigation fee would not be applicable as the proposal does not include an exterior building addition. • Transportation Impact fees may be applicable depending on the proposed use versus the existing use. Please see our website for latest fee schedule. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov.