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HomeMy WebLinkAboutPRE22-000376_XPO Logistics_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR XPO Logistics Stormwater Filtration System 400 SW 34th St PRE 22-000376 December 1, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, 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). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 15, 2022 TO: Brittany Gillia, Associate Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: XPO Logistics Renton, Stormwater Filtration System 400 SW 34th Street PRE22-000376 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) 125380-0050 & 0080. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Valley service area in the 196 hydraulic pressure zone. 2. There is an existing 10” water main that runs north/south along the site’s western property line (see water plan no. W-052001). 3. There is an existing 12” water main that runs east/west within the ROW of SW 29th St directly adjacent to the site’s north property line (see water plan no. W-019222). 4. The applicant is proposing a corrective action for Department of Ecology stomwater discharge requirements and not proposing any changes to the water system or onsite structures, however, any stormwater work around or near City water mains will require an engineered analysis. Under no circumstance will above or below ground tanks be allowed within 15’ of the public water main. SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8” PVC sewer flowing north to northwest onsite in the site’s northeast corner that flows out into the culdesac of SW 29th St (see sewer plan no. S-19970C). 3. There is also an existing 8” PVC sewer flowing south to north west of the site in the wooded area of the PSE property west of S. Puget Drive (see sewer plan no. WWP-2700259). 4. The applicant is proposing a corrective action for Department of Ecology stomwater discharge requirements and not proposing any changes to the sewer system or onsite structures, however, any stormwater work around or near City sewer mains will require an engineered XPO Logistics Renton, Stormwater Filtration System – PRE22-000376 November 30, 2022Error! Reference source not found. Page 2 of 4 analysis. Under no circumstance will above or below ground tanks be allowed within 15’ of the public sewer main. SURFACE WATER 1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Peak Standard area matching Existing Site Conditions and is within the Black River Drainage Basin and Springbrook Creek Drainage Sub-Basin (based on results of final survey, project may be partially located within the Panther Creek Sub-Basin). Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. Based on the provided information and City records, Targeted Drainage review will likely be warranted. 2. The site does not contain any critical areas. The site topography is bisected at a high point near the middle of the parcel with the north half generally sloping to the north and collected by onsite conveyance and the south half generally sloping to the south and collected by the onsite conveyance system. City records are unclear as to the exact nature of the stormwater conveyance onsite and the discharge points (see City stormwater plans no.’s R-299503, R-299504 & R-139201). 3. City records indicate multiple discharge points from the site including 2 discharges on the site’s south property line and 1 discharge on the north property line. Records also indicate that the north property discharge point is collected in the ROW in SW 29th St and routed back onto the property towards the south discharge point. There is also an unaccounted for 24” CMP drain that appears to drain into a collection point downstream of the indicated treatment threshold discharge locations. 4. At a minimum, the applicant shall provide a field verified survey or similar field verified plan showing the exact nature and location of the site’s conveyance and outfall systems to ensure that the proposed discharge locations capture the extent of all existing onsite improvements. The applicant will also need to verify how the north discharge location enters the downstream corridor or is routed back onsite as City records indicate. 5. Under no circumstance will surface discharge or piping be allowed within the public ROW. 6. 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. 7. 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 2022 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. 8. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 9. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site will exceed 1 acre. 10. Erosion control measures to meet the City requirements shall be provided. XPO Logistics Renton, Stormwater Filtration System – PRE22-000376 November 30, 2022Error! Reference source not found. Page 3 of 4 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=City ofRenton. TRANSPORTATION 1. The proposed development fronts SW 34th St along the south property line(s). SW 34th St is classified as a Collector Arterial Road with 2 travel lanes going in each direction. Existing right-of-way (ROW) width is approximately 80 feet with a planter strip and public sidewalk located along the site’s south frontage within the ROW. 2. The proposed development fronts SW 29th St along the north property line(s). SW 29th St is classified as a Commercial Mixed Use & Industrial Access with 1 travel and parking lane going in each direction that dead ends in a culdesac east of the property. Existing right-of-way (ROW) width is approximately 60 feet with a planter strip and public sidewalk located along the site’s north frontage within the ROW. 3. The proposed plans indicate installation of above ground surface piping running from the north filter and into the ROW and across the public sidewalk before discharging into Outfall #2. A ramp over surface run piping will not be allowed over public sidewalk and surface piping will not be allowed within the public ROW. The piping must be undergrounded or an alternate discharge location on-site chosen. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 5. Civil plans must clearly identify all work that will occur within the ROW and address any restoration and/or mitigation to affected public utilities. GENERAL COMMENTS 1. 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. 2. 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, XPO Logistics Renton, Stormwater Filtration System – PRE22-000376 November 30, 2022Error! Reference source not found. Page 4 of 4 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\2022\PRE22-000376 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 1, 2022 TO: Pre-Application File No. 22-000376 FROM: Brittany Gillia, Associate Planner SUBJECT: XPO Logistics Stormwater Filtration System 400 SW 34th St (1253800050, 1253800080) 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 applicant, XPO Logistics, is proposing to install pre-engineered StormwateRx treatment systems on the north and south end of the parking lot associated with 400 SW 34th St to reduce the turbidity and excess zinc currently found in the stormwater runoff. The site consists of two parcels; the southern lot is occupied by an existing building approximately 42,980 sq. ft. in size and is located on a 5.02 acre parcel and the northern lot is occupied by an existing 7,680 sq ft building on a 4 acre parcel. The subject parcels (APN 1253800050, 1253800080) are located in the Industrial, Heavy (IH) zone and Employment Area Comprehensive Plan Land Use designation and Auto Mall Area C overlay. The two (2) proposed filtration treatment systems would capture the storm runoff, filter it through the treatment systems, then return the treated runoff to the outfall. All work would be exterior to the existing structures and no change of use or tenant improvements to the building are proposed. No trees or vegetation are proposed to be removed as part of the project. In order to install new concrete pads for the equipment to sit on, approximately 40 CY of fill is proposed to be removed from the site. According to COR Maps, a high seismic hazard area is mapped on site. Current Use: The subject parcels are developed with a 42,980 sq. ft building occupied by warehouse uses and a 7,680 sq ft building occupied with a freight truck service garage and associated surface parking. Zoning: The subject site is located within the Industrial, Heavy (IH) zoning district and Employment Area comprehensive plan designation. “Warehousing” and “Large Vehicle Service and Repair” are permitted uses in the IH zone. PRE22-000376 Page 2 of 6 December 1, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000376 Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IH standards” herein). These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.htm l Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth in the IH zone for lots created after September 1, 1985. No changes are proposed to the lot sizes, widths or depths as part of the project. Lot Coverage: There is no minimum requirement for lot coverage in the IH zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the IH zone are as follows: Minimum Front Yard 20 ft; When abutting a Principal Arterial street 15 ft; All other streets Minimum Side Yard Along a Street 20 ft; When abutting a Principal Arterial street 15 ft; All other streets Minimum Rear and Side Yards None, except 50 ft. if lot abuts a lot zoned residential. 20 ft. if lot abuts a lot zoned CN, CV, CA, CD, CO, COR, or lot with Public Facilities. 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. It does not appear from the site plan the treatment systems meet setback requirements. Compliance with setback requirements would be required at the time of formal land use application. Gross Floor Area: There are no minimum requirements for gross floor area within the IH zone. Building Height: There is no maximum building height standard in the IH zone. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The application must include elevations and details for the proposed methods of screening if utility and mechanical equipment are added as part of the tenant improvements. Compliance with screening requirements would be required, see RMC 4-4-095 for specific surface mounted equipment screening requirements. Landscaping: Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation are exempt from compliance with the landscaping requirements in RMC 4-4-070. Significant Tree Retention: Application materials identify that there are mature trees on the site. No trees are proposed for removal as part of the project, however, the submitted materials identify trees within the areas of work for both proposed systems. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention PRE22-000376 Page 3 of 6 December 1, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000376 plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. PRE22-000376 Page 4 of 6 December 1, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000376 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. The applicant may not fill, excavate, stack, or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, or compact the earth in any way within the area defined by the drip line of any tree to be retained. The applicant may not install impervious surface material within the area defined by the drip line of any tree to be retained, unless otherwise approved by the City. The applicant may not install utilities within the area defined by the drip line of any tree to be retained, unless otherwise approved by the City. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall 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. For more information about fences and retaining walls refer to 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 about fences and retaining walls. 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.” Parking requirements for uses classified as “Warehouses and indoor storage buildings” are to provide a minimum and maximum of 1 per 1,500 square feet of net floor area. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Access to the site is provided via two (2) existing driveways off of SW 34th St. No changes to access are proposed. PRE22-000376 Page 5 of 6 December 1, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000376 Lighting: If the proposal includes additional or replacement 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. Critical Areas: According to COR Maps, the site is located within a High Seismic Hazard Area. A geotechnical report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. Due to the interior nature of the project and intervening roadway, no buffer requirements are applicable to the project. 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: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA) unless identified as an exempt activity. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. It is the applicant’s responsibility to ascertain if the project is exempt from Environmental Review. Site Plan Review: If the project is not found to be exempt from Environmental Review, the project would be subject to Administrative Site Plan Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. PRE22-000376 Page 6 of 6 December 1, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000376 Permit Requirements: If the proposal is found to be exempt from Environmental Review, the application would not require a land use application. If the proposal is not found to be exempt, the applicant would be required to obtain Environmental Review and Administrative Site Plan Review. The applications would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2023 Environmental Review fee is $1,800.00 and Administrative Site Plan Review fee is $2,700.00. Any modification requests to code standards are $290.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” 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://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits may be required. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened virtually prior to submitting the complete application package. Please contact Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: An approved site plan is valid for two (2) years after approval. A single two (2) year extension may be granted by the Administrator upon request. Environmental (SEPA) Review determinations do not expire.