HomeMy WebLinkAboutPRE_StaffComments_230119_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
VMC Haz-Mat Storage Building
400 S 43rd St
PRE 22-000411
January 19, 2023
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: December 23, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: VMC Hazardous Waste Building
1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants
are required. One within 150-feet and one within 300-feet of the
building. It appears that there are sufficient existing fire hydrants to
meet these requirements.
2. Fire impact fees are applicable at the rate of $0.15 per square foot of
storage space. This fee is paid at time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout
the building. Direct outside access is required to the fire sprinkler riser
room. Fire alarm system is required to be fully addressable and full
detection is required. Separate plans and permits required by the fire
department.
4. Fire department apparatus access roadways are adequate as they exist
and shall be maintained.
5. A Hazardous Material Inventory Statement shall be submitted and
approved prior to building permit issuance.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 17th, 2023
TO: Andrew Van Gordon, Planner
FROM: Scott Warlick, Engineering Specialist III, Plan Review
SUBJECT: Tenant Improvement
400 S 43rd St
PRE22-000411
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(s)
8857670010. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The proposed project is within the City of Renton’s water service area and in the Talbot Hill 350
pressure zone.
2. There is a looped water main located on the property:
• 12-inch water main – refer to City water project plan no. W-14280B and W-337901
• The static water pressure is approximately 122 psi at ground elevation of 66 feet.
3. There are existing water services in the area of the new building:
• 3/4-inch domestic water meter - Facility ID No. MTR-002437.
• 1-1/2-inch domestic water meter - Facility ID No. MTR-002107
4. There are 3 existing fire hydrants within 300 feet of the building.
• Hydrant ID No. HYD-S-00287
• Hydrant ID No. HYD-S-00739
• Hydrant ID No. HYD-S-00484
5. Based on the application materials, the buildings will be used for storage of hazardous and
biomedical wastes. It does not appear that the building will contain a domestic service,
however, if there are any domestic fixtures proposed (like emergency showers or chemical
washout areas) a new ¾” domestic meter with a reduced pressure backflow assembly will be
required. Due to the high static water pressure, a pressure reducing valve will also be required.
400 S 43rd St – PRE22-000411
Page 2 of 4
January 17th, 2023
6. Renton Regional Fire Authority notes that an approved fire sprinkler is required within the
building. The applicant will need to provide a dedicated fire service line extending from the
existing 12” water main west of the building and provided a double detector check valve along
with associated post indicator valve and FDC connections.
7. The existing water main may need to be extended depending on the location of the fire
sprinkler supply line and DDCVA. See picture provided by the water department at end of
report.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
2. There is an existing 8-inch wastewater main located in the vicinity of the proposed building.
(Record dwg: S-032506).
3. There is an existing private 8-inch wastewater main that is located under the new proposed
building. (Record dwg: S-203103).
4. Based on the review of project information submitted for the pre-application meeting, the
applicant is not planning on adding any additional sewer service to the property. However, any
service lines that are currently running under the proposed building footprint will need to be re-
routed around the new building foundation.
STORM DRAINAGE COMMENTS
1. The site contains a collection of private surface water pipes and catch basins in the vicinity of the
proposed building (Record Dwg: R-203101)
2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface
Water Design Manual (RSWDM) to determine what type of drainage review is required for this
site. The site falls within the City’s flow control duration standard area matching forested site
conditions. The site falls within the Black River drainage basin.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit application.
6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information concerning
the soils, geology, drainage patterns and vegetation present shall be presented in order to
400 S 43rd St – PRE22-000411
Page 3 of 4
January 17th, 2023
evaluate the drainage, erosion control and slope stability for site development of the proposed
plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance.
9. The current SDC fee for the new Townhomes is charged per square foot of new impervious surface
at $0.84 per square foot, but not less than $2,100.
10. The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
11. Based on the review of project information submitted for the pre-application meeting, the
applicant is not planning on adding any additional storm service to the property. However, any
service lines that are currently running under the proposed building footprint will need to be re-
routed around the new building foundation.
TRANSPORTATION/STREET COMMENTS
1. The project currently does not propose to construct more than $1750,000 worth of improvements
based on the RMC 4-6-060, therefore frontage improvements are not required. If, however, the
proposal was to change, frontage improvements may be required.
GENERAL COMMENTS
1. 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.
2. All construction permits for utility and street improvements will require separate plan submittals.
All 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
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
5. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
400 S 43rd St – PRE22-000411
Page 4 of 4
January 17th, 2023
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 19, 2023
TO: Pre-Application File No. 22-000411
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: VMC Haz-Mat Storage Building – 400 S 43rd St (Parcel number
8857670010)
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
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The project area is located at 400 S 43rd St (Parcel number 8857670010). The
applicant proposes to construct a single story, 500 square foot storage building. The building
would be split into two (2) separate rooms with no interior connection: one (1) room for
hazardous material (Group H-3 for flammable liquids; Group H-4 or toxic materials) and one (1)
room for biomedical waste storage (Group S-1). The building would be accessory to the existing
Valley Medical Center facility. The City of Renton’s (COR) mapping system indicates that portions
of Valley Medical Center campus is mapped within a Moderate Landslide Hazard area and has
regulated slopes however, critical areas are not mapped in the proposed area of development for
this project.
Current Use: The project site is currently the Valley Medical Center campus. The specific proposed
site for the accessory building includes vegetation (English ivy, rhododendron and a significant
tree), a stepped concrete pathway with metal handrailing between buildings, and a metal canopy
above the pathway with supports for electrical conduit services. The pathway, canopy and conduit
services are proposed for retention if feasible.
Zoning/Land Use: The subject property is located within the Commercial Office (CO) zoning
classification. The purpose of the CO zone is established to provide areas appropriate for
professional, administrative, and business offices and related uses, offering high-quality and
amenity work environments. In addition, a mix of limited retail and service uses may be allowed
to primarily support other uses within the zone, subject to special conditions. Limited light
VMC Haz-Mat Storage Building
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January 19, 2023
industrial activities, which can effectively blend in with an office environment, are allowed, as are
medical institutions and related uses.
Uses customarily incidental and subordinate to a principal use and located within the same
structure as the principal use or otherwise upon the same site occupied by a principal use.
The proposal is an accessory storage use for materials associated with Valley Medical Center, a
medical institutions use. The project is located on the same site as Valley Medical Center and
will be incidental and subordinate to the medical center.
Development Standards: The project would be subject to RMC 4-2-120B, “Commercial
Development Standards” effective at the time of complete application (noted as “CO standards”
herein).
Building Standards – The CO standards permit a maximum lot coverage for buildings to be 65% of
the total lot area or 75% if parking is provided within the building or within an on-site parking
garage unless modified through an approved Master Plan. The allowed height is 250 feet (250’).
In no case shall building height exceed the maximum allowed by the Airport Related Height and
Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones.
Building standards would be reviewed for compliance at the time of application.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the CO zone are: minimum front yard and secondary front
yard: 15 feet (15’) for buildings less than 25 feet (25’) in height; maximum front yard and
secondary front yard: none; minimum side yard and rear yard: none, except 15 feet (15’) if lot
abuts a lot zoned residential; minimum rear yard: none; minimum freeway frontage setback: 10
feet (10’) landscaped setback from the property line. In no case shall a structure over 42 inches
(42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030.
The proposed location would meet setback requirements. Setback standards would be reviewed
for compliance at the time of application.
Access/Parking: Access to the proposed building is via existing internal parking lot drive aisles.
Access to the Valley Medical Center campus is from S 43rd St and Talbot Rd S.
The medical institution use requires a minimum and maximum of one (1) stall for every three (3)
beds, plus one (1) stall per staff doctor plus one (1) stall for every three (3) employees. Driveway
width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a
minimum of 18 feet (18’) between driveway curb returns where there is more than one (1)
driveway on property under single ownership or control and used as one premises. The width of
any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each
165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional
street frontage another driveway may be permitted. Maximum driveway slope shall not exceed
eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope
but not more than fifteen percent (15%) slope, upon proper application in writing and for good
cause shown, which shall include, but not be limited to, the absence of any reasonable alternative.
To exceed fifteen percent (15%), a variance from the Administrator is required.
Bicycle Parking –The number of bicycle parking spaces shall be equal to 10 percent (10%) of the
number of required off-street vehicle parking spaces for all uses except attached dwellings.
VMC Haz-Mat Storage Building
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January 19, 2023
Outside of the Center Downtown Zone new buildings trigger parking, loading and driveway
regulations. The proposal would not increase the number of beds, doctor’s or employees as it
supports existing operations. A modification is required to deviate from standards. Please see
RMC 4-4-080, Parking, Loading and Driveway Regulations for full requirements.
Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in
the ROW planter will also be required. Landscaping may include hardscape such as decorative
paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
between the curb and sidewalk are established according to the street development standards of
RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in
this area when present. Street trees shall be planted in the center of the planting strip between
the curb and the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or required.
Additionally, trees shall be planted in locations that meet required spacing distances from
facilities located in the right-of-way including, but not limited to, underground utilities,
streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-
sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40')
on center; and iii. Large-sized maturing trees: fifty feet (50') on center.
Those small additions determined by the Community and Economic Development Administrator
not to warrant improvements to the entire site are exempt from all but the maintenance and
street tree requirements. All landscaping shall meet the requirements of RMC 4-4-070,
Landscaping.
Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site.
When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land
use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to an
active land development permit shall comply with minimum tree credit retention requirements
of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant
trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
VMC Haz-Mat Storage Building
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January 19, 2023
TREE SIZE TREE CREDITS
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
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; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
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.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property.
Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining
wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height
within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain
VMC Haz-Mat Storage Building
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January 19, 2023
link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and
retaining walls shall not stand in or in front of any required landscaping. If a new or replacement
fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street
frontage landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance.
Critical Areas: According to COR Maps the Valley Medical Center facility is within a Moderate
Landslide Hazard area and has regulated slopes however, critical areas are not present in the
proposed area of development for this project.
Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA) as the gross square floor area of the use exceeds 4,000 square
feet of floor area.
Site Plan Review: 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.
Site plan review is required for all development in the CO zone. Please review RMC 4-9-200,
Master Plan and Site Plan Review for full site plan review requirements.
Permit Requirements: The proposal requires Environmental Review and Administrative Site Plan
Review. The 2023 fees would total $5,701.50 ($3,030.00 Administrative Site Plan Review +
$1,800.00 Environmental Review + $241.50 Technology Fee (5%) = $5,701.50). Each modification
request is $290.00. A 5% technology fee added to the total cost of the reviews would also be
assessed at the time of land use application. All fees are subject to change. 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.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of building permit issuance will apply. For informational purposes,
the 2023 impact fees are as follows:
• A Fire Impact Fee assessed at $0.15 per square foot of storage space.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
Expiration: Upon approval, the site plan shall expire within two (2) years. A single two (2) year
extension may be granted for good cause by the Administrator. The Administrator may determine
at their discretion that a public hearing before the Hearing Examiner is required for such
extension. It is the responsibility of the owner to monitor the expiration date.
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