Loading...
HomeMy WebLinkAboutPRE20000013_Meeting SummaryPREAPPLICATION MEETING FOR Sam’s Club Conversion PRE 20-000013 CITY OF RENTON Department of Community & Economic Development Planning Division January 30, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7388, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290 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). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: January 24, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Sam’s Club Conversion 1. The preliminary fire flow has not been calculated at this time due to lack of information provided. Minimum fire hydrants must be met along with minimum fire flow requirements. One hydrant shall be within 150-feet and all others within 300-feet of each individual building. Project shall meet maximum hydrant spacing of 300-feet on center also. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Each building shall have its own fire department connection. A number of water main extensions and relocations will be required as proposed structures cannot be located on top of water mains. Looped water mains are required completely around any building with fire flows over 2,500 gpm per city ordinance. Existing hydrants may be counted toward some of the requirements as long as they meet current code. 2. Fire impact fees are applicable at the rate of $829.77 per multifamily unit. Current rates for retail are $1.25 a square foot, office space is $0.26 a square foot, hotel is $1.29 per square foot and for restaurant it is $5.92 a square foot. These fees are paid at time of building permit issuance. No charges to covered parking garages. No charges apply to existing buildings. 3. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are 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 required within 150- feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. 5. All buildings are required to be equipped with elevators to meet the size requirements for a bariatric size stretcher to all areas of each building. Car size shall accommodate a minimum of a 40 -inch by 84- inch stretcher. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. The project shall comply with all applicable high rise requirements of the International Building and Fire Codes, 2015 editions. 8. 914.3.7 Air replenishment systems. All high-rise buildings shall be equipped with an approved rescue air replenishment system. The system shall provide an adequate pressurized fresh air supply through a permanent piping system for the replenishment of portable life sustaining air equipment carried by Fire and Emergency Services Departme nt, rescue and other personnel in the performance of their duties. Location of access stations, as well as installation and maintenance of the air replenishment systems, shall meet the requirements as determined by the Fire Code Official. A specifications document for the construction of air replenishing systems that conforms to the breathing equipment used by the Renton Fire and Emergency Services Department will be made available by the Fire Code Official. 914.3.8 Fire equipment. A cabinet or other enclosed facility shall be provided in every stairwell, smoke tower or such similar structure on designated floors, commencing with the third floor, seventh floor and every fourth floor above the seventh floor for the storage of fire hose and related equipment. Facilities, cabinets, devices, hoses and related equipment shall be furnished by the building owner. All such equipment and the specific location thereof shall be subject to the approval of the Fire Code Official. These rooms will be inspected annually by the Fire and Emergency Services Department and equipment replaced by the building owner or his/her representative at the appropriate service life. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 23, 2020 TO: Jill Ding, Planner FROM: Jonathan Chavez, Plan Reviewer SUBJECT: Sam’s Club Conversion 901 S Grady Way PRE20-000013 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) 9154600010, 1723059183 and 2023059007. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed redevelopment project is within the City of Renton’s water service area and in the 196- pressure zone and it is located within the one-year capture zone (Zone 1) of the City’s wellhead protection areas. There are existing 12-inch and 16-inch city-owned water mains within utility easements that are located within the subject properties. Please refer to city water project plan no. W-3020 for the location and sizes of the water mains within the properties. The maximum capacity of the existing on-site water mains is 5,000 gallons per minutes (gpm). There are also existing 24-inch and 16-inch water mains in Talbot Rd S that can deliver 9,000 gpm. Please refer to city water project plans no. W-3344 and W-0820. The static water pressure from the above water mains is approximately 68 psi at ground elevation of 39 feet. There are existing water meters to the existing buildings on the site including:  A 3-inch domestic water located in an underground vault near the southeast corner of the existing building.  A 1.5-inch landscape irrigation meter near the southeast corner of the existing building. Sam’s Club Conversion – PRE20-000013 Page 2 of 5 January 23, 2020  An 8-inch fire sprinkler supply line to the building near the southeast corner of the existing and former Sam’s Club building.  A ¾-inch water meter to the former Sam’s Club gas station on the site. Based on the proposed site plan for the redevelopment, portions of the proposed hotel (Bldg. 4), proposed retail and residential area (Bldgs. 2 & 3), proposed freezer (Bldg. 7), and proposed screened loading area (area no. 7) will encroach over the existing on-site water mains and onto the underlying 15- foot wide utility easement. Therefore, partial relocations of the existing on-site water mains will be required to clear the new buildings and other structures and in any areas where the existing water mains cannot be accessed by the City for repair and maintenance. Additional on-site and off-site water main improvements will be required depending on the final fire flow demand of the buildings including but not limited to: 1. A looped water main around all buildings with a fire flow demand above 2,500 gpm. 2. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 3. Installation of additional fire hydrants around the building as required by the Fire Authority. 4. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 5. Installation of a separate domestic water meter(s) to each building. For the mixed-used building (Bldg. 3), a separate water meter is required for the retail area and for the residential area. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. 6. Installation of a with a backflow prevention assembly on private property behind the domestic water meters. A double check valve assembly (DCVA) is required for the residential meter and a RPBA (reduced pressure backflow assembly) is required for the commercial portion of the building. 7. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 8. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. Adequate separation between utilities is required. Minimum separation between water and non- potable water utilities is 10-feet horizontal and 1.5-feet vertical. 11. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s website. Sam’s Club Conversion – PRE20-000013 Page 3 of 5 January 23, 2020 a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,400.00 per meter, 1-1/2 inch meter is $22,000.00 and a 2-inch meter is $35,200.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch diameter sewer main (see City plan no. S-3020) located in the property. The applicant will need to propose how they intend to service the new buildings with sanitary sewer service. The existing 8-inch sewer main may need to be reinstalled at a lower depth in order to extend a new sewer main to provide gravity service to the new Starbucks and new mixed-use building. 3. There is an existing 18-inch diameter trunk sewer main (see City plan no. S-3020) located along the east and southeast property lines. The existing sewer main shall be surveyed to verify its location within the sewer easement. The new hotel building shall maintain a minimum setback distance of 10-feet from the existing sewer main. 4. There is an existing private 6-inch side sewer stub serving the building located on the southeast corner of the building (see City plan no. S-3020). 5. The residential dwelling units and the commercial space shall be served by separate side sewers. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. If underground parking is proposed, Applicant will need to provide an oil/water separator for the covered parking area. Any parking that is not covered will need to be directed to the storm system and away from the sanitary sewer system. 7. If a commercial kitchen is proposed in either commercial space, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that it is accessible for routine maintenance. The lower level parking areas may need to be pumped internally to the surface level in order to drain by gravity to the side sewer. There are two grease interceptors and an oil/water separator currently servicing the existing Sam’s Club building. The applicant will be responsible to verify their condition and ensure that the interceptors meet current code. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee is $3,400.00 for a 1-inch meter, $17,000 for a 1-1/2 inch meter, $27,200 for a 2-inch meter, and $54,400 for a 3-inch meter. SURFACE WATER Sam’s Club Conversion – PRE20-000013 Page 4 of 5 January 23, 2020 1. There is an existing storm water system within the property. The southern region of the site currently discharges to Thunder Hills Creek and an adjacent wetland-like area. 2. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 3. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual. 4. The site contains regulated slopes between 15% and 90% and high seismic hazard areas. The site topography is generally flat, with minor sloping towards the street on both frontages. 5. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. 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. 8. 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 2017 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. 9. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 10. 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 (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 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. 11. Erosion control measures to meet the City requirements shall be provided. 12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. Sam’s Club Conversion – PRE20-000013 Page 5 of 5 January 23, 2020 13. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. S Grady Way is classified as a 6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials are required to have a minimum ROW width of 113 feet, consisting of the following: 76 foot paved width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. a. The Transportation Division has no plans to widen S Grady Way at this time. Development Engineering would support a modification request by the Applicant to provide the following modified street improvements on S Grady Way: Retain the existing pavement width, install a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide dedication as necessary, pending field survey. These requirements may change depending on the Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use Application. 2. Talbot Rd S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal Arterials are required to have a minimum ROW width of 125 feet, consisting of the following: 83 foot paved width, foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. The Renton Trails and Bicycle Master Plan has a shared use path planned for Talbot Road S. a. The Transportation Division has no plans to widen Talbot Road S at this time. Development Engineering would support a modification request by the Applicant to provide the following modified street improvements on Talbot Road S: Retain the existing pavement width, install a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide dedication as necessary, pending field survey. These requirements may change depending on the Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use Application. 3. King County Metro Transit is planning to route the new RapidRide I-Line on Talbot Road S. The Applicant is encouraged to contact the I-Line Program Manager, Greg McKnight, at (206) 477- 0344, or gmcknight@kingcounty.gov for I-Line service needs ( bus pullouts, bus stops, etc) along the Talbot Rd frontage of the Sam’s Club site. 4. The submitted site plan appears to indicate relocation/realignment of the driveway approach to the S Grady Way/Williams Ave S intersection. A City capital improvement project (TIP No. 28) includes converting Williams Ave S from existing one-way southbound to two-way operation. Construction of the two-way conversion is anticipated to be completed by March 2021. The relocated/realigned driveway approach needs to line up with new two-way Williams Ave approach at the intersection. Please contact Jonathan Chavez at jchavez@rentonwa.gov or 425- 430-7288 for a copy of the latest plans. 5. Minimum 35 foot property corner radius is required at the intersection of S Grady Way and Talbot Road S. 6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 7. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.4. Sam’s Club Conversion – PRE20-000013 Page 6 of 5 January 23, 2020 b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. Driveways shall not be closer than 5-feet to any property line. d. The driveway on Grady Way serving the proposed below grade parking and the northernmost driveway serving the Sam’s Club site on Talbot Rd will continue to be restricted to right turn in and out movements. At the southern driveway only the left turn out movement would be restricted as it is currently. 8. Lighting plans and photometrics are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Street lighting and street trees are required to meet current city standards. 9. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. a. The traffic impact analysis must include Level of Service analysis at the following intersections: S Grady Way/ Main Ave S.; S Grady Way/Williams Ave S/ Sam’s Club Driveway; S Grady Way/Talbot Rd S; and, Talbot Rd S/I-405 Off Ramp/ S Renton Village Place. 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The transportation impact fee is based on the type of land use. For a shopping center, supermarket, drive-thru coffee shop, condominiums, and hotel, the 2020 transportation impact fee is $19.14 per square foot, $47.39 per square foot, $167.21 per square foot, 4,064.56 per dwelling unit, and $3,087.01 per room, respectively. There is no impact fee listed on the Fee Schedule for warehouse; the Applicant’s traffic consultant shall propose a fee and justification for the warehouse use. Transportation impact fees are subject to change based on the year the building permit is applied for. 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. 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. 3. 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 Sam’s Club Conversion – PRE20-000013 Page 7 of 5 January 23, 2020 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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). 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 30, 2020 TO: Pre-Application File No. PRE20-000013 FROM: Jill Ding, Senior Planner SUBJECT: Sam’s Club Conversion 901 S Grady Way Parcel nos. 202305-9007, 915460-0010, and 202305-9007 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 online at www.rentonwa.gov Project Proposal: The project site is located on the east side of Grady Way and consists of 3 parcels (parcel nos. 202305-9007, 915460-0010, and 202305-9007) addressed as 901 S Grady Way. The proposal includes the remodel of the existing former Sam’s Club into smaller tenant spaces, for retail (45,300 sq. ft.), a commissary (10,000 sq. ft.), office/warehouse (89,200 sq. ft.), H Mart (25,000 sq. ft.), bakery (2,000 sq. ft.), residential, Starbucks (2,000 sq. ft.), and a hotel (25,000 sq. ft.). The proposal would result in 314 surface parking spaces. A stream and wetland are mapped on the eastern portion of the project site, in addition a seismic hazard area and steep slopes are mapped on the site. Current Use: Currently the site is occupied with a vacant building that was formerly a Sam’s Club. 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 Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Retail sales, eating and drinking establishments, hotel, and office uses are uses permitted within the CA zone. Attached residential uses are permitted as a mixed-use within the CA zone. Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and Sam’s Club Preapplication Meeting January 30, 2020 drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. Wholesale retail uses are not permitted in this location as the Compressive Plan Land Use Designation is Commercial Mixed Use (CMU). Warehouse uses are not permitted within the CA zone. Based on the provided site plan, the warehouse and distribution use in not subordinate and ancillary to a primary use therefore as designed it is not permitted. Residential Mixed Use Development Standards: For vertically mixed use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests, is limited to twenty five percent (25%) of the overall facade along any street frontage or the primary facade. The commercial square footage shall be equivalent to fifty percent (50%) of the gross ground floor area of the building. The ground floor commercial is listed at 1,929 square feet and does not appear to meet the 50 -percent threshold. An approved modification would be needed for this proposal. The development shall include ground floor commercial space along the street frontage per the following standards:  A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point;  A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator;  ADA compliant bathrooms (common facilities are acceptable);  A central plumbing drain line; andA grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building and located in the City Center Community Planning Area. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Based on the provided information 300 residential units would be provided within Building A (mixed use building). However it is expected that the parcel lines would be amended as a part of this land use permit as such gross or net density of the project could not be determined at the time of this memo. A density worksheet verifying net density with any public street or critical area deductions will be required with the land use application. 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 area totals 15.9 acres, which exceeds the minimum lot size requirement. Any new or adjusted lots would be required to meet minimum lot standards of the CA zone. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided Sam’s Club Preapplication Meeting January 30, 2020 within the building. Compliance with this requirement would be verified at the time of formal land use review. 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, which may be reduced to 0 feet through the site plan review process; 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. Any additions or new structures would be reviewed for compliance with the setback requirements. 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. Any new buildings and modifications to the existing struc ture would be reviewed for compliance with building height requirements. It is anticipated that the proposed hotel would exceed the 50-foot maximum height permitted in the CA zone. 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. Surface parking lots with 100 or more parking spaces are required to provide 35 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4-070F Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). . Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. Sam’s Club Preapplication Meeting January 30, 2020 c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. 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. A tree retention plan is required at the time of formal land use application if any trees are proposed for removal. 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 following ratios would be applicable to the site: Use Square Footage of Use/ Number of dwelling units Ratio Required Spaces Retail Unknown Min/Max: 2.5 spaces / 1,000 sf of net floor area Unable to determine at this time Sam’s Club Preapplication Meeting January 30, 2020 Attached Residential Unknown Min/Max: 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Unable to determine at this time Offices, General Unknown Min: 2.0 spaces / 1,000 sf of net floor area Max: 4.5 spaces / 1,000 sf of net floor area. Unable to determine at this time Hotel Unknown Min/Max: 1 space / guest room plus 1 space for every 3 employees Unable to determine at this time Eating and Drinking Establishments Unknown Min/Max: 10 spaces / 1,000 sf of dining area Unable to determine at this time Parking calculations were not provided for the uses not permitted in the zone. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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. Bicycle parking shall be provided at a rate of 10 percent of the number of required parking spaces. For residential and office uses, Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. 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. 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. The requirements for an office, educational and institutional development which requires a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 4 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 sf. In retail developments, a minimum of five (5) 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 Sam’s Club Preapplication Meeting January 30, 2020 of ten (10) 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. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Compliance with this requirement would be verified at the time of land use application. Access – The site currently has three access points, two from Talbot Rd. S and one from S Grady Way. Based on the provided site plan it appears one new curb cut is proposed along S Grady Way to access Building A (mixed use building) underground parking. Driveway widths are limited by the driveway standards, in RMC 4-4080I. There shall be no more than two (2) driveways for each three hundred thirty feet (330') of street frontage serving any one property or among abutting properties under unified ownership or control. For each additional one hundred sixty five feet (165') of street frontage an additional driveway may be allowed. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. Modifications from the standards can be applied. 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. There appears to be surface parking between the front property line and some of the new buildings.  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').  Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.  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 stream and wetland are mapped on the eastern portion of the project site, in addition a seismic hazard area and protected and sensitive slopes are mapped on the site. Sam’s Club Preapplication Meeting January 30, 2020 Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the construction of commercial buildings in excess of 4,000 square feet and more than 9 residential units. Permit Requirements: The proposed project would require Master Plan, Site Plan Review, a Lot Line Adjustment, and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The application fees would total $10,542 ($3,700 Master Plan + $3,700 Site Plan Review + $1,580 SEPA Review + $1,060 Lot Line Adjustment + $502 technology fee = $10,542), 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. Public Notice: The applicant will be required to install a public information sign on the property. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. 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 based on the rate established by the Renton Fire Authority would be assessed.  A Transportation Mitigation Fee based on the fee established in the ITE manual would be required.  A Parks Mitigation Fee based on $2,676.89 per new residential dwelling unit would be required. Sam’s Club Preapplication Meeting January 30, 2020  A Renton School District Impact Fee based on $2,455 per new residential dwelling unit would be required. In addition, there is a 5 percent processing fee required for school impact fees. Note: When the formal application materials are complete, the applicant is strongly encouraged to 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 for an appointment. 2 1 3 4 SAM'S CLUB | RENTON, WA | 2019.12.27A19-400SCHEME 15.6 GROUND FLOOR RETAIL LEGEND 1 2 3 4 5 6 7 8 9 10 Proposed Starbucks Drive Thru Proposed Tous Les Jours Bakery Proposed Retail with Residential Above Proposed Hotel (Former Sam’s Club) Proposed H Mart (Former Sam’s Club) Propposed Commissary Proposed Screened Loading Area Proposed Freezer (Former Sam’s Club) Proposed Office Warehouse (Former Sam’s Club) Propposed Retail with Offices Above 2 1 3 4 SAM'S CLUB | RENTON, WA | 2019.12.27A19-400SCHEME 15.6 GROUND FLOOR RETAILLEGEND 1 2 3 4 5 6 7 8 9 10 A19-400901 S. GRADY WAY | RENTON, WASHINGTON | 2020.01.16 5 SITE PLANW (E ) W ( E ) W (E) W (E) W ( E ) W (E) W (E) W (E)W ( E ) W (E)W (E) W (E) W (E) W (E) W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E) W ( E ) W ( E ) W ( E ) W (E)W ( E ) W (E) W (E)W (E)W (E)W (E)W ( E )W ( E ) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E) W (E)W (E)W (E)W (E)W (E)W (E)W (E)W ( E )