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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000161.pdf1 PRE-APPLICATION MEETING FOR Quest Integrated, LLC PRE22-000161 CITY OF RENTON Department of Community & Economic Development Planning Division June 2, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 19, 2022 TO: Alex Morganroth, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: Quest Integrated, LLC 1100 Oakesdale Ave SW PRE22-000161 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 0850220000. The following comments are based on the pre-application submittal made to the City of Renton by the applicant: EXISTING CONDITIONS Water Water service is provided by City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is an existing 12-inch/10-inch City water main located around the building (see Water plan no. W-1902, W-1998, W-1770) that can deliver a maximum total flow capacity of 3,700 gallons per minute (gpm). The approximate static water pressure is 75 psi at the elevation of 20 feet. There is an existing 2-inch domestic water meter serving the building. Sewer Wastewater service is provided by City of Renton. There is an existing 8-inch wastewater main serving the site (see City plan no. S-1902). Storm There is a 12-inch existing storm drainage system in Oakesdale Ave SW frontage (see City plan no. SW- 1998). There is also a private storm drain system on-site (see City Plan no. R-1902). Streets Oakesdale Ave SW is a Principal Arterial street with an existing right of way (ROW) width of 80 feet as measured using the King County Assessor’s Map. WATER 1. There is an existing 1.5-inch domestic water meter, south of the building (MTR-016187). Change of use or new Building Permits will trigger backflow requirements. a. The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is 3 provided, and the location is approved by the City Plan Reviewer and City Water Utility Department. 2. There is an existing 8-inch fire service, south of the building (MTR-016188). Change of use or new Building Permits will trigger backflow requirements. a. The existing 8” fire service to the building must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have an 8” DCDA (Double Check Detector Assembly). Per the City of Renton standard plan number 360.2, the DCDA must be installed outside the building in a vault. It may also be installed inside the building at a location pre-approved by the water utility Cross Connection Specialist. b. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430-7207 to verify that your building is equipped with an approved DCDA, or for any questions regarding these requirements. 3. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by City of Renton. 2. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No new plus replaced impervious surface area is being proposed with the project submittal. Therefore, the project will not trigger drainage requirements, 2. As no new impervious surface area is being proposed, no storm system development charges are applicable. TRANSPORTATION 1. Change of use requires updating the existing building to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal. 2. As this project is only proposing a change of use and interior improvements, no street frontage improvements or right of way dedication are required. If the project scope changes, and exterior improvements are proposed, then the project will be subject to frontage improvement requirements if the total valuation of the exterior work exceeds $150,000. 3. Transportation Impact fees may be applicable depending on the proposed use versus the existing use. Please see our website for latest fee schedule. 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 2, 2022 TO: Pre-Application File No. 22-000161 FROM: Alex Morganroth, Senior Planner SUBJECT: Quest Integrated, LLC 1100 Oakesdale Ave SW APN 0850220000 General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject property is located at 1100 Oakesdale Ave SW (APN 0850220000) in the Valley Community Planning Area. The parcel is 194,473 square feet (4.46 acres) in size and is zoned Commercial Office (CO) with an Urban Design District ‘D’ overlay. The parcels has an Employment Area Comprehensive Plan land use designation. Two one-story masonry buildings constructed in 1989 are located on the site including a 30,942 square foot structure and a 19,796 square foot structure. The applicant proposes to occupy the entire floor area of the smaller building which would include both office space and a research and development area. According to the applicant, site activities would include sensor development, transducer assembly, parts storage and robotic assembly, and testing of products. The research and development area would encompass approximately 10% of the total floor area of the building. A total of 30 to 35 staff would be employed at the facility. All work proposed by the applicant would be interior-only. Primary access to the site is taken via three (3) driveways off of Oakesdale Ave SW. Secondary access via Powell Ave SW is available via multiple cross-site access easements across the adjacent parcels to the east. The site is mapped with High Seismic Hazard areas and Special Flood Hazard areas (100 year flood). A small portion of the site is located in the Black River/Springbrook Creek Reach A Regulated Shoreline Area and is designated as Shoreline High Intensity. Current Use: The project site is currently developed with a two (2) one-story office buildings and associated surface parking. Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use designation and the Commercial Office (CO) zoning classification. Employment Area designations are areas primarily used for industrial development or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing with access to transportation networks and transit. Based on the project narrative submitted with the preapplication materials, staff has determined the proposal would include both “Offices, General” and “Laboratories, Light Manufacturing uses*. The use ‘Offices, General’ is 5 permitted outright in the CO zone. The use ‘Laboratories, Light Manufacturing’ is permitted outright in the CO zone if the parcel is located in the Employment Area land use designation. As noted above, the site is located in the Employment Area. *Determination based on project narrative submitted by applicant. It is the applicant’s responsibility to provide staff with accurate and complete information regarding the use. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CO standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the CO zone is 25,000 square feet for lots created after July 11, 1993. There are no minimum requirements for lot width or depth within the CO zone. No changes are proposed to the existing commercial lot. Building Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within a parking garage. The parking is proposed to remain surface parking only. The applicant is not proposing any building additions to the existing structure. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet minimum front yard (depending on the building height), and 0-30 feet minimum secondary front yard (depending on building height). There is no maximum front yard setback requirement for non-residential buildings; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The applicant is not proposing any building additions to the existing structure. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CO zone is 250 feet. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The applicant is not proposing to increase the maximum height of the existing structure. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. According to submitted materials, no new mechanical or utility equipment is proposed. If new equipment is proposed, the applicant shall provide screening details with the land use application. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas – Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development in commercial and other nonresidential uses. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For nonresidential development, 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 137 square feet shall be provided for recycling and refuse deposit areas (46 SF for recyclables deposit areas + 91 SF for refuse deposit areas = 137 SF total) square feet shall be provided for refuse and recyclables deposit areas. The submitted materials did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the building perimt application. Landscaping: Compliance with the landscape standards would be required if the addition to the existing building increases the gross square footage of the building by greater than one third or a remodel requires improvements equal to or greater than 50% of the assessed property valuation. 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. 6 Street Frontage Landscaping - The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. The applicant is not proposing any new landscaping along the street frontage. Internal Lot Landscaping - Surface parking lots with 100 or more stalls shall provide 35 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb (CI-120). Perimeter landscaping may not substitute for interior landscaping. No changes to the existing parking lot are proposed. Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (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 (90%) coverage within 3 years. No changes to the existing parking lot are proposed. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. If applicable, a formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4- 4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement the proposed building and site development. There shall be a minimum three-foot (3') landscaped 7 setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: Laboratories within the CO zone requires a minimum of one (1) space up to a maximum of 1.5 spaces per 1,000 square feet of net floor area). The applicant will be required to provide a detailed parking plan with the land use application, including documentation (i.e. the lease agreement) outlining the number of common or exclusive use parking stalls available per the lease agreement. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the laboratory. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. No changes are proposed to the existing driveways off of Oakesdale Ave SW. Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See 4-4-075 for additional standards. Urban Design Regulations: If applicable, compliance with Urban Design Regulations, District ‘D’, would be subject to RMC 4-3-100. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. See RMC 4-3-100 for a menu of options and requirements. Critical Areas: According to City of Renton (COR) Maps the subject site is mapped with High Seismic Hazard Areas, and Special Flood Hazard Area (100 year flood) FEMA Zone –AE. Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading o r other activity will reduce the effective storage volume, compensatory storage shall be created on t he site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Future improvements, such as the mobile buildings and containers, would be required to comply with Flood Hazard Area standards related to flood proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and hydrodynamic loads. 8 The site is also partially located in Reach A of the Black River/Springbrook Creek Regulated Shoreline Area. The portion of the site within the regulated shoreline area is designated Shoreline High Intensity. Per RMC 4-10-09 ‘Shoreline Master Program, Nonconforming Uses, Activities, Structures, and Sites’, continuation of existing use and activities do not require prior review or approval if the activity does not modify the character, scope, or size of the original structure or facility or increase the impact to, or encroach further within, the sensitive area or buffer and there is no increased risk to life or property as a result of the proposed operation, maintenance, or repair. No work is proposed in the shoreline area and therefore no shoreline permits or exemptions are required. All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy. The applicant must provide Flood Hazard information, Biological Assessment, Geotechnical Analysis with the land use application if any exterior alterations or additions are proposed. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Change of use in a building over 4,000 square feet would require Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. In addition, multiple critical areas are present on the subject site. An environmental checklist must be submitted with the land use application. Permit Requirements: The proposal would require Environmental (SEPA) Review. The applications can be reviewed concurrently in an estimated time frame of eight (8) weeks once a complete application is accepted. The 2022 application fee for SEPA Review (Environmental Checklist) is $1,600. Any modification requests to code standards are $260 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. In addition to the required land use permits, separate construction and building permits would be required. Impact Fees: In addition to the applicable building and construction fees, impact fees are required for the construction of new building areas or change of use. If any new buildings, building expansions, or a change in use is proposed then fire and transportation impact fees would be assessed. A handout listing Renton’s development- related fees is available on the City of Renton website for your review or see the most current fee schedule resolution (RES NO. 4433). Next Steps: When the formal application materials are complete, the applicant is required to have the application materials pre-screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov for pre-screening.