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HomeMy WebLinkAboutPRE20000299_Meeting SummaryPREAPPLICATION MEETING FOR 601 Monster Rd Tenant Improvements PRE 20-000299 CITY OF RENTON Department of Community & Economic Development Planning Division January 7, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Monster Road Building Tenant Improvement PRE20-000299 Page 1 of 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 6, 2021 TO: Jill Ding, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Monster Road Building Tenant Improvement 601 Monster Road SW PRE20-000299 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 2423049008. 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’s water service area in the 196-hydraulic pressure-zone. The site is outside of the City’s wellhead protection areas. 2. The static water pressure is approximately 70 psi at ground elevation of 404 feet. 3. There is an existing 12-inch water main surrounding the existing building that can deliver a maximum flow capacity of 4,000 GPM (see water plan no. W-4042). 4. There is an existing 16-inch water main located in Union Ave NE that can deliver a maximum flow capacity of 5,700 GPM (see water plan no. W-024502). 5. There is an existing 2-inch domestic water meter serve with a 2-inch RPBA that is intended to serve the existing tenant space (see water plan W-404203). Monster Road Building Tenant Improvement PRE20-000299 Page 2 of 4 6. Based on the information provided with the pre-application submittal documents, no additional water main improvements are anticipated. If changes are made to the scope of the proposal, additional requirements may apply. Monster Road Building Tenant Improvement PRE20-000299 Page 3 of 4 Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in Union Ave NE (see record drawing S-015201). 3. There is an existing 8-inch sewer service to the existing building (see sewer plan S-404203). 4. If manufacturing that is proposed, an oil/water interceptor or grease interceptor may be required on the side sewer service line depending on the type of manufacturing. A grease interceptor shall be sized 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 and shall be located so that it is accessible for routine owner maintenance. 5. Based on the information provided with the pre-application submittal documents, no additional sewer improvements are anticipated. If changes are made to the scope of the proposal, additional requirements may apply. Surface Water 1. There is an existing private on-site conveyance system serving the property (see construction drawing R-4042). 2. Based on the information provided with the pre-application submittal documents, no additional storm improvements are anticipated. If changes are made to the scope of the proposal, additional requirements may apply. Transportation 1. Based on the information provided with the pre-application submittal documents, no additional transportation improvements are anticipated. If changes are made to the scope of the proposal, additional requirements may apply. Monster Road Building Tenant Improvement PRE20-000299 Page 4 of 4 2. Transportation Impact Fees were paid as part of the Core and Shell Permit for the existing Building. The Transportation Impact Fees were assessed as warehouse use. If this use changes from this assessment, additional fees may apply. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 7, 2021 TO: Pre-Application File No. PRE20-000299 FROM: Jill Ding, Senior Planner SUBJECT: 601 Monster Rd Tenant Improvement 601 Monster Rd 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, 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 subject property is located at 601 Monster Rd SW at the southwest corner of Monster Rd SW and Monster Rd SW. The project site totals 418,876 square feet and is zoned IM. The applicant is proposing a 91,800 square foot tenant improvement within an existing 164,480 square foot industrial building permitted under 601 Monster Rd (LUA18-000234). The proposed tenant improvement space would be utilized for industrial warehouse/storage (67,609 sq. ft.), office (6,789 sq. ft.) and assembly (2,484 sq. ft.) and factory (13,968 sq. ft.) areas. No exterior changes to the site or access are proposed. The site is mapped with flood hazard areas, sensitive and protected slopes, coal mine hazards, and a seismic hazard area. Current Use: The subject site is currently occupied with a 164,480 square foot industrial building. Zoning: The subject site is located within the Medium Industrial (IM) zoning designation. The site is also located within the Employment Area Valley Comprehensive Plan designation. Light manufacturing and fabrication, office uses, and warehouse uses are outright permitted uses within the IM zone. More information is required regarding the proposed assembly and factory uses to ensure that the proposed uses meet the definition of light manufacturing and fabrication and are permitted uses. 601 Monster Rd TI Preapplication Meeting January 7, 2021 Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” (noted as “IM standards” herein). These standards are available online. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet. No changes to existing lot dimensions are proposed. Lot Coverage – There is no minimum lot coverage requirement within the IM zone, except for the limitations imposed by the City’s landscaping requirements. No changes to the existing building footprint are proposed. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone for properties not next to a Principal Arterial or residential properties are as follows: 15 feet for a front yard and side yard along a street; zero for the rear yard; zero for the interior side yards; and a 10-foot landscaped setback is required from a freeway. No exterior additions to the building are proposed. Building Height – There is no maximum building height requirement within the IM zone. Parking – Parking for vehicles and bicycles, 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.” The following ratio would be applicable to the site: Use Ratio Square footage proposed Required Spaces Manufacturing and fabrication, laboratories, and assembly and/or packaging operations A minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). 16,452 sq. ft. 16-25 Office 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. 6,789 sq. ft. 14-31 601 Monster Rd TI Preapplication Meeting January 7, 2021 Warehouse A minimum and maximum of 1 per 1,500 square feet of net floor area. 67,609 sq. ft. 101 Based on the square footages proposed, the proposal would be required to provide 131-157 parking spaces. The applicant would be required to provide a parking study at the time of formal land use/building permit application demonstrating compliance with the required parking. 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 required number of ADA accessible stalls, based on the total number of spaces, must be provided. Bicycle parking shall be provided in compliance with RMC 4-4-080F.11, at a rate of 10 percent of the number of required parking spaces. 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. 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. 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 15-50 parking spaces are required to provide 15 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum of eight feet (8') in width and 12’ deep. 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 is required, as specified below: 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: 601 Monster Rd TI Preapplication Meeting January 7, 2021 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. 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. The applicant has indicated that the proposal would not result in changes to the existing onsite landscaping. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office, educational, and institutional developments, a minimum of 2 sq. ft. for every 1,000 sq. ft. of building gross floor area shall be provided for recyclable deposit areas and a minimum of 4 sq. ft. for every 1,000 sq. ft. of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 sq. ft.. Required location criteria and screening are provided in the code section. The applicant would be required to provide 184 square feet of recyclable deposit areas and 367 square feet of refuse deposit areas, compliance with the refuse and recyclable deposit area standards would be verified at the time of formal land use/building permit review. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. Screening regulations are detailed in RMC 4-4-095. Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. All existing fences and security gates should be depicted on the site survey and include type of fence, material, and height. A fence detail should also be included on the landscape plan as well for new proposed fencing. Lighting – New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). Access: Access to the subject site is proposed to remain in its current configuration via curb cuts off of Monster Rd SW. Significant Tree Retention: If tree removal is proposed, 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. 601 Monster Rd TI Preapplication Meeting January 7, 2021 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. Critical Areas: The site is mapped with flood hazard areas, sensitive and protected slopes, coal mine hazards, and a seismic hazard area. No critical areas reports would be required as all proposed improvements would be interior to the existing building. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the change of use to an existing building larger than 4,000 sf. Permit Requirements: The proposed project would require Environmental (SEPA) Review. Environmental (SEPA) Review would be processed within an estimated time frame of 6-8 weeks. The current application fees would total $1,680 ($1,600 SEPA Review + $80 technology fee = $1,680), all fees are subject to change. Detailed information regarding the land use application submittal is available online at www.rentonwa.gov. In addition to the required land use permits, separate construction and building permits would be required. 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. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of 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.