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HomeMy WebLinkAboutPreApp Meeting Summary_PRE20-000090PREAPPLICATION MEETING FOR Gordon GT and Associates Warehouse Addition PRE 20-000090 CITY OF RENTON Department of Community & Economic Development Planning Division April 30, 2020 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@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 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). M E M O R A N D U M DATE:April 21, 2020 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Gordon Warehouse 1. The fire flow and fire hydrant requirements will not change. 2. Fire impact fees are applicable at the rate of $0.15 per square foot of new warehouse space. This fee is paid at time of building permit issuance. 3. An approved fire alarm system is required to be retrofitted throughout the building, both new and existing. Required for all buildings in excess of 3,000 square feet per local ordinance. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:April 28, 2020 TO:Angelea Weihs, Planner FROM:Scott Warlick, Engineering specialist III, Plan Review SUBJECT:Gordon GT and Associates Warehouse Addition 1405 Maple Ave SW PRE20-000090 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) 3340403925. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. 2. The static water pressure is approximately 75 psi at ground elevation of 20 feet. 3. The site is located outside the City's Wellfield Capture Zones. 4. There is a 12-inch water main in Maple Ave SW that can deliver 4,400 gpm (see plan no. W- 010401). 5. There are existing water services to the subject property: 3/4-inch domestic water meter, Facility ID No. MTR-016433. 3/4-inch irrigation water meter, Facility ID No. MTR-016434. SEWER COMMENTS 1. Sewer service is provided by City of Renton. There is no record of an existing sewer service to the lot. 2. There is an 8-in gravity wastewater main located in Maple Ave SW to the east of the site (see City plan no. S-035101). Maple Ave Warehouse – PRE20-000090 Page 2 of 4 April 28, 2020 STORM DRAINAGE COMMENTS 1. 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 Matching Existing Site 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. 2. The site contains regulated slopes to the north of the lot. The majority of the site topography is flat. There is a private stormwater CB – Type 1 (Facility ID NO. 501423) and 12-inch private stormwater main (Facility ID NO. 701617) on site that flows east into Maple Ave SW and connects with the City stormwater main (Facility ID NO. 701617). The Applicant will need to ensure that this conveyance system is protected. 3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 4.Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining walls may be needed for the development. Retaining walls over 4-feet in height from footing require a separate building permit. 5. 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. 6. 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. 7. 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. 8. A Construction Stormwater Permit from Department of Ecology is not required since clearing and grading of the site does not exceed one acre. 9. 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. 10. Erosion control measures to meet the City requirements shall be provided. 11.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. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. Maple Ave Warehouse – PRE20-000090 Page 3 of 4 April 28, 2020 12. 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/STREET COMMENTS 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. 2. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of any existing building(s). The demo permit shall be acquired through the building department. 7. Fees quoted in this document reflect the fees applicable in the year 2020 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\2020\PRE20- 000090 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:April 30, 2020 TO:Pre-Application File No. 20-000090 FROM:Angelea Weihs, Associate Planner SUBJECT:Gordon GT and Associates Warehouse Addition 1401 Maple Ave SW 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 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 subject project site is located at 1401 Maple Ave SW (APN 3340403925) and fronts Maple Ave SW and I-405. The project site totals 8,100 square feet in area and is located within the Medium Industrial (IM) zone. The applicant is proposing to add an addition to an existing 2,065 square foot pre-engineered steel framed warehouse building for the purpose of additional storage space. The proposed addition is a 1,050 square feet, which would result in a total building area of 3,115 square feet. The addition would be located on the west side of the building and would be approximately 25 ft wide and 42 ft long. The addition would have a maximum height of approximately 25 feet above grade. The applicant proposes to demolish an existing concrete pad and propane tank to construct the proposed addition. A total of three parking spaces would remain on the project site. No tree removal is proposed with the pre-application submittal. Access to the site would remain off of Maple Ave SW. According to COR Maps, High Seismic Hazards and sensitive slopes are mapped on the project site. Current Use: The subject site is currently occupied by an existing 2,065 square foot warehouse building, which is proposed to be retained. Zoning: The property is located within the Employment Area (EA) land use designation and the Medium Industrial (IM) zoning designation. Warehousing is a permitted use in the IM zone. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). Gordon GT and Associates Warehouse Addition PRE20-000090 April 30, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000090 Development Standards for IM Zoning Designations Minimum Lot Size for lots created after Sept. 1, 1985 35,000 square feet Minimum Lot Width/Depth None Maximum Lot Coverage None Maximum Building Height None Minimum Front Yard and Secondary Front Yard (Maple Ave SW) 15-feet Minimum Freeway Frontage Setback (I-405)10-feet landscaped setback from property line Minimum Rear and Side Yards None Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Provided the frontage along I-405 was landscaped with a minimum of 10-feet of on-site landscaping, the project proposal would comply with the setback requirements of the zone. 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. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. In manufacturing and other nonresidential developments, a minimum of three (3) 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 six (6) 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. Refuse and Recycling information as not provided with the application. Compliance with the refuse and recycling standards would be required to be demonstrated in the building permit application. Landscaping: Except for 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 (private side) is 10 feet and shall contain trees, shrubs, and landscaping. Any additional undeveloped right-of-way areas shall be landscaped. Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90-percent coverage within 3 years. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. Additions to existing buildings that increase the gross square footage of the building by greater than one-third (1/3) are required to comply with the landscape regulations. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of building permit application. Gordon GT and Associates Warehouse Addition PRE20-000090 April 30, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000090 Significant Tree Retention: The applicant would be required to retain a minimum of 10-percent of the site’s significant trees. 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 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 4-4-130H1.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. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If tree removal is proposed, a formal tree retention plan would be reviewed at the time of application. Fences/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. Walls over 6-feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Parking – Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Projects involving the enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure are required to comply with the parking and loading requirements. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: Parking Space Dimensions: o Standard Parking Stall Size: The surface parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be Gordon GT and Associates Warehouse Addition PRE20-000090 April 30, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000090 compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. o Structured Parking Stall Size: The minimum length is fifteen feet (15') and eight feet, four inches (8'4") in width. A stall shall be a minimum of sixteen feet (16') for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. Warehouse uses shall have a minimum and maximum of 1 parking space per 1,500 square feet of net floor area. Based on the proposed total square footage of the building, the project requires a minimum and maximum of 2 parking spaces. The existing site currently exceed parking requirements. The project proposal would increase conformity with parking space requirements. Critical Areas: The City’s mapping database (COR Maps) identifies the site is located within a High Seismic Hazard Area and sensitive slopes are within 60 feet of the property. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site may be required to be submitted with the building permit application. The analysis should assess soil conditions and detail construction measures to assure building stability. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site. Environmental Review: The proposal, as submitted, would be exempt from State Environmental Policy Act (SEPA) review per WAC 197-11-800(1)(b)(iv) - The construction of a commercial building less than 4,000 square feet and parking for less than 20 vehicles. Permit Requirements: The proposal, as submitted, would not require a land use permit. A building permit and civil construction permit would be required. Please contact a Permit Technician in the Development Services Division at 425.430.7200 to discuss requirements for a building permit. Impact Fees: In addition to the applicable building permit fees, the following 2020 impact fees would be required prior to the issuance of building permits. The impact fee rate assessed to your project is the current fee in place at the time you submit a complete building permit application. Fire Impact Fee assessed at $0.15 per new square foot. Next Steps: Please contact a Permit Technician at the permit center counter to schedule a building permit appointment.