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HomeMy WebLinkAboutPRE19-000269 (COR - Flatiron-Lane JV Field Office Trailer) Meeting SummaryPREAPPLICATION MEETING FOR Flatiron-Lane JV Field Office Trailer Rental / Laydown Area Project 4350 Lake Washington Blvd N PRE19-000269 CITY OF RENTON Department of Community & Economic Development Planning Division November 21, 2019 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov Public Works Plan Reviewer: Justin Johnson, 425.430.7291, jtjohnson@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290, cburnell@rentonwa.gov 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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE:November 21, 2019 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Flatiron-Lane JV, I-405 staging area 1. Relocate all proposed temporary buildings so that they are not located upon existing water mains and existing fire hydrants. Alternatively would be to relocate existing water mains and/or fire hydrants if necessary. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 21, 2019 TO: Clark Close, Senior Planner FROM: Justin Johnson, Assistant Development Engineering Manager SUBJECT: WSDOT Field Office at 44th St 4350 Lake Washington Blvd N PRE19-000269 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) 3224059049. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Kennydale 320-hydraulic pressure zone. 2. The project site is located outside of an Aquifer Protection Area. 3. There is an existing 12-inch City water main located in Lake Washington Blvd N that can deliver a maximum capacity of 3,700 gallons per minute (gpm) - (see Water Project Plan No. WTR- 2703531). 4. There is an existing 12-inch City water main located within an easement across the property that can deliver a maximum capacity of 2,800 gallons per minute (gpm) - (see Water Project No. WTR- 2700400). 5. The static water pressure is approximately 125 psi at ground elevation of 30 feet 6. There is an existing water service 1-inch commercial water meter, Facility ID No. MTR-007680, towards the northern end of the property. 7. There is a City-owned water service near the south east corner of the property that is 1 1/2-inch irrigation water meter, Facility ID No. MTR-017820. 8. Installation of a pressure-reducing-valve (PRV) behind the water meter because the pressure is over 80 psi. 9. A reduced-pressure backflow prevention assembly (RPBA) is required for the buildings. Meters 3” or larger, shall be installed inside an underground vault within the r/o/w or within an easement on private properties. The RPBA shall be installed behind the meter and inside an above-ground WSDOT Field Office – PRE19-000269 November 21, 2019 Page 2 of 4 heated enclosure per City standard plan no. 350.2. The RPBA may be installed inside the building subject to a location approved by the City. Meter sizing shall be based on the Uniform Plumbing Code meter sizing criteria. 10. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. 11. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 12. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 13. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 14. A conceptual utility plan will be required as part of the land use application for the subject development. 15. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fees are listed below: o Single 1-inch meter service is $4,050.00 per meter o Service installation for each new service line is $3,335.00 per service connection, including the 1” drop in meter. o Single 1 ½- inch meter service is $20,250.00 per meter. o Service installation for each new service line is $5,355.00 per service connection, including the 1 1/2” drop in meter. o Single 2 – inch meter service is $32,400.00 per meter. o Service installation for each new service line is $5,685.00 per service connection, including the 2” drop in meter. 16. Water meter larger than 2” the applicant must provide materials and installation of the water meter. Additional SDC fees for larger meters can be found at Rentonwa.gov. 17. The applicant shall petition to the City Council to vacate the easement for the existing water line within the property. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 12-inch wastewater main located on-site. 3. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the buildings for both sound transit Park and Ride Parking Structure as well as the Mixed use Parcel. 4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fees are as described below a. 1-inch meter install is $3,100.00 per meter. b. 1 1/12-inch meter install is $15,500.00 per meter. c. 2-inch meter install is $24,800.00 per meter. WSDOT Field Office – PRE19-000269 November 21, 2019 Page 3 of 4 SURFACE WATER 1. There is an existing 24-inch stormwater stub connection located in Lake Washington Blvd N that can be found at the north and east end of the site. 2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Existing Site Conditions and is within the Lower May Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 3. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM 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. 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site disturbs more than one acre. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (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 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. The project is located within ¼ miles of Lake Washington Blvd. The applicant may be eligible for a direct discharge exemption as described in RSWDM. 8. Surface water system development fee is $0.72 per square foot of new impervious surface, but not less than $1,800.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Lake Washington Blvd N along the North and West property line(s). Lake Washington Blvd is classified as a Collector Arterial Road. Existing right-of-way (ROW) width varies from approximately 60 feet to 150 feet. Per City code 4-6-060, a two lane Collector Arterial Roadway requires a right-of-way width of 83 feet. The half-street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant will need to dedication will be subject to final survey. 2. However, the city’s transportation department has recently approved a new roadway cross section with the development of the NE 44th St Interchange, currently being built by WSDOT. From the center line of the roadway, north of the proposed Round-a-bout the roadway section shall consist of two 11-foot travel lanes, a 5-foot bike lane, a 0.5-foot curb, a 8-foot planter strip, a 12- foot sidewalk. From the centerline of the roadway south of the proposed round about the cross section shall consist of an 11-foot travel way, 5-foot bike path, 0.5 foot curb, 8 foot planter strip, WSDOT Field Office – PRE19-000269 November 21, 2019 Page 4 of 4 and 12 foot sidewalk matching the existing sidewalk the city has installed on the south west corner of the property. Dedication of the frontage will be determined after final survey. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of commercial driveways is 30 feet wide. 4. Per RMC 4-6-060, site access shall be a minimum of 125 feet from an intersection. 5. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2019 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000269 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 21, 2019 TO:Pre-application File No. 19-000269 FROM:Clark H. Close, Senior Planner SUBJECT:Flatiron-Lane JV Field Office Trailer Rental / Laydown Area Project – 4350 Lake Washington Blvd N 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, Development Services 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The applicant, Flatiron-Lane JV, is proposing the implementation of Temporary Field Office Trailers on site at the Former Pan Abode Site at 4350 Lake Washington Blvd N (APN 2405-9049). The 7.18-acre parcel has Comprehensive Land Use Designation of Commercial- Office-Residential and is zoned Commercial Office Residential (COR) and is in the Urban Design Overlay District C. The property is located just north of the May Creek Trail and just west of I- 405 in the Kennydale Community Planning Area. Flatiron-Lane JV is proposing to use four (4) existing buildings onsite and repurpose other portions of the site for a project laydown/staging area as well as add new project field offices. The height of the new offices are anticipated to be 15 to 20 feet tall with 20 feet spacing between offices. The proposed temporary buildings include the following: 9-plex office trailers (2) at 7,000 square feet each = 14,000 square feet; 3- plex office trailers (1) at 2,350 square feet each. Access to the site is located at the north end of the property. Approximately 50,000 square feet of the site would be converted into a temporary parking lot for Flatiron-Lane JV and WSDOT vehicles. Flatiron has proposed to reconstruct the existing 6”-12” sewer line to accommodate for future residential development. Currently the sewer line is not in service. Flatiron-Lane JV and company would utilize the existing sewer line and existing water facilities on-site for its office staff who are stationed on the parcel. No tree removal or landscaping is proposed. The total construction cost is estimated currently at $250,000. Flatiron-Lane JV Field Office Trailer Rental / Laydown Area Project, PRE19-000269 Page 2 of 5 November 21, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000269 Current Use: The former pan abode site is currently developed with warehouse buildings used for storage warehouse, equipment shed, office building, and garage storage. The site is also temporarily used as a surface parking lot for Seattle Seahawks Training Camp. According to the applicant, the current tenants who use the existing buildings for storage space have been advised to vacate the premises within 90 days as if 10/25/2019. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “COR standards” herein). These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402120B.htm l#4-2-120B. The property is also located within Urban Design District ‘C’, and therefore subject to additional design elements (RMC 4-3-100). Zoning: The property is located within the Commercial/Office/Residential (COR) Comprehensive Plan land use designation and the Commercial Office Residential (COR) zone. A construction/contractor’s office is not a permitted use in the COR zone. Activities limited or prohibited by the base zone would be reviewed under a Tier II temporary use permit. Minimum Lot Size, Width and Depth – No minimums are specified for the COR zone. Lot Coverage – 65 percent of the total area or 75 percent if parking is provided within the building or within a parking garage. The existing buildings (Metal Building (west) – 31,322 sf, Metal Building (south) – 18,827 sf, Metal Building (middle) – 5,214 sf, Wood Building (middle) – 5,214 sf, Temporary 9-Plex Office Trailers (2) – 14,000 sf, and Temporary 3-Plex Office Trailers (1) at 2,350 sf) and the proposed trailers would have a building coverage of 25% (76,927 sf / 312,776 sf = 25 percent), which is less than the 65% maximum permitted. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setbacks in the COR zone are determined at the time of site development plan review. In no case shall a structure over 42 inches in height intrude into the 20-foot clear vision area defined in RMC 4-11-030. Per the Shoreline Master Program General Development Standards, all new or expanded commercial development adjacent to residential use and public parks shall provide fifteen feet (15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and glare, and may address scale and aesthetic impacts. Fencing or landscape areas may be required to provide a visual screen. The locations of the proposed modular office trailers would be interspersed between the existing buildings. The 9-Plex modular office trailer is proposed near the center of the lot (approx. 173 feet east of the west property line) and the 3-plex modular office trailer is proposed near the location of the recently demolished Silo Shack near the southeast portion of the lot (approx. 67 feet west of the east property line). The proposed trailers would be located outside of the regulated shoreline located along the south property line. Building Height – The maximum building height in the COR zone is 10 stories and/or 125 feet. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated by RMC 4-3-020. Development activities within the shoreline have a maximum building height of no more than thirty five feet (35') above average finished grade level at more Flatiron-Lane JV Field Office Trailer Rental / Laydown Area Project, PRE19-000269 Page 3 of 5 November 21, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000269 than 100 feet from the OHWM. The trailers would have a maximum height of approximately 15 to 20 feet, which is less than the maximum height permitted in the zone. Landscaping: The site is currently landscaped. It is anticipated that the existing landscaping is adequate to satisfy the landscaping requirements. However, landscaping may be used for screening purposes. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. A minimum tree density shall be maintained on each residentially zoned lot. Multi-family development requires a minimum tree density of four (4) significant trees for every five thousand (5,000) square feet. No trees are proposed to be removed. A formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. 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). 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 requires a building permit. Fences up to eight feet in height are permitted. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements of the code (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 Flatiron-Lane JV Field Office Trailer Rental / Laydown Area Project, PRE19-000269 Page 4 of 5 November 21, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000269 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. Parking – Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. The following parking spaces would be required based on land use: Use Ratio 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. Min: 33 Max: 74 The applicant is proposing approximately 50,000 square feet of temporary parking for the project. Parking will be considered when reviewing the temporary use permit. The proposal may also need to include bicycle parking based on 10% of the required number of parking stalls. Access: No changes to the existing access locations to the parcel are proposed. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries. 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. Based on a gross office building area of 16,350 square feet, a minimum of 100 square feet would be needed for recycling and refuse deposit areas. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Building Design Standards – Temporary modular trailers are exempt from compliance with Urban Design Regulations. Critical Areas: The portion of project site proposed for temporary use is located outside the Shoreline area of May Creek and would therefore not be subject the regulations within the City’s Shoreline Master Program. Structures shall be setback from the Ordinary High Water Mark (OHWM) of May Creek a minimum of 100 feet. The parcel also contains flood hazards, regulated slopes, and high seismic hazards. In addition, wetlands have been identified near the project site. A geotechnical report may be required at the time of formal building permit application. If required, the study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. Flatiron-Lane JV Field Office Trailer Rental / Laydown Area Project, PRE19-000269 Page 5 of 5 November 21, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000269 Environmental Review: The proposal will exceed several thresholds and as a result the project would require Environmental ‘SEPA’ Review. An environmental determination will be made by the Renton Environmental Review Committee. Permit Requirements: The proposal would require a Tier II Temporary Use Permit and SEPA Environmental Review, along with all associated building permits. Building Permits for field office trailers can be applied for through the City of Renton. The purpose of a temporary use permit allows a use or structure on private or public property on a short-term basis. Such uses or structures may be allowed subject to modified development standards which would not be appropriate for permanent uses in the zoning designation. A Tier II Temporary Use Permit application would be reviewed in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2019 application fees are as follows: Tier II Temporary Use Permit is $200 and SEPA Review (Environmental Checklist) is $1,540. Any modification requests to code standards are $250 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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 at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Impact Mitigation Fees: N/A Next Steps: When the formal application materials are complete, the applicant will have the materials pre-screened with the project manager at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425- 430-7289 or cclose@rentonwa.gov to schedule an appointment. Expiration: A temporary use permit is valid for up to one year from the effective date of the permit. The applicant can request that a permit be valid beyond one year and for up to five (5) years at time of application or prior to permit expiration. Extension requests do not require additional fees and shall be requested in writing to the Community and Economic Development Administrator.