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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000381.pdfCityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 1 PRE-APPLICATION MEETING FOR Sunset Lot Line Adjustment PRE24-000381 CITY OF RENTON Department of Com munity & Economic Development Planning Division January 16, 2025 Contact Information: Planner: Alex Morganroth, 425 -430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer : Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Cor ey 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). CityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 16 , 2025 TO: Pre-Application File No. PRE2 4 -000381 FROM: Alex Morganroth, Principal Planner SUBJECT: Sunset Blvd Lot Line Adjustment (APN s 2143700019, 2143700021, 2143700055, 2143700012, 2143700011, and 2143700030) 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 project site is comprised of six (6) parcels at 203, 215, 315, and 420 SW Sunset Blvd (APNs 2143700019, 2143700021, 2143700055, 2143700012, 2143700011, and 2143700030). Two (2) of the parcels are not developed with buildings and are unaddressed. All six (6) parcels are abutting and located on the south side of SW Sunset Blvd (SR 900) near the intersection of Maple Ave SW and SW Sunset Blvd. Two (2) of the parcels are developed with two (2) single -family homes, one parcel is developed with an auto service and repair use, and one parcel is developed with a veterinary office. The applicant is proposing a lot line adjustment in order to create lots more suitable for the developing commercial uses on the vacant portions of the site. The applicant has not proposed any changes to the site or buildings. The project site totals 1.6 acres in area and is located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’. No change to vehicular access is proposed and no trees or vegetation are proposed for removal. The City’s mapping system, COR Maps, indicates that sensitive slopes (15-40% slope) are located on the property. Current Use: The parcels are developed with two (2) single -family homes, an auto service and repair use, and a veterinary office. 1. Zoning and Overlay Districts: The subject property is located within the Commercial Mixed Use (CMU) land use designation and is within the Commercial Arterial (CA) zoning classification . The property is also i n the Urban Design District D overlay . The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercia l activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. No changes to the existing uses are proposed. If additional uses are proposed on any of the six (6) parcels comprising the site, the applicant shall apply for a new preapp lication meeting . CityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 3 Any new development on the site would need to comply with the development standards for the CA zone outlined below. 2. Density: The density range allowed in the CA zone is a minimum of 20 dwelling units per net acre (du/ac) to a maximum of 80 dwelling units per net acre (du/ac). The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. 3. Development Standards: The project is subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the CA zone is 5,000 square feet. There is no minimum lot size for attached dwellings. There are no minimum width or depth requirements in the CA zone. The existing lot applies with the lot size requirement for the CA zone. The proposed lots appear to comply with the minimum size requirement for lots in the CA zone. Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on -site parking garage. As part of the lot line adjustment application, the applicant shall demonstrate compliance with the building standard requirement for the CA zone for each altered lot. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are as follows: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none, except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. As part of the lot line adjustment application, the applicant shall demonstrate compliance with the building setback requirements for the CA zone for all buildings on the site. Building Height – The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed -use building (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall show the maximum elevation of buildin gs or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate t o noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 182 above sea level. Compliance with requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements . CityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 4 4. Screening: Screening must be provided for all surface and roof -mounted mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. 5. Refuse and Recycling Areas : Commercial: All new developments for commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right -of -way. The size of these areas shall be de pendent on the size and number of the proposed uses. In office, educational and institutional developments , a minimum of two (2) 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 four (4) 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. *Note - HB 1799 will require organic waste separation; onsite waste like produce and other food items can be donated or included as part of waste collection. The new legislation will go into effect in three (3) phases: 2024, 2025, and 2026. Townhomes: Multi-family residences (i.e. townhomes) using thirty -five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi -family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for additional information and standards. 6. 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. Street Frontage Landscaping – Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, in the ROW planter will also be requi red. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of -way is constrained, irregular intervals and slight incr eases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right -of -way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium -sized maturing trees: forty feet (40') on center; and iii. Large -sized maturing trees: fifty feet (50') on center. CityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 5 New buildings would trigger landscape requirements. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping . 7. Tree Retention: 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 plan and tree retention worksheet shall be pr ovided 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. CityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 6 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. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D , of a property. 8. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the site shall be brought into conformance. 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 abuttin g public rights-of -way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 9. Parking: Townhouse and detached unit development requires two (2) onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. Vehicle surface parking lots shall meet minimum landscape standards in RMC 4 -4-070, including perimeter and surface parking. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) gross square feet in size. Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the project . The 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. Designated bicycle parking spaces within individual garages can count toward the minimum requirement. The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F.10.d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. Parking Space Dimensions – The 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, w ith 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 compact spaces if designated for all users. The appropriate amount of ADA accessible stalls is based on the total number of spaces provided. Parking for commercial uses is required based on the parking requirements in RMC 4-4-080F.10.d, Parking Spaces Required Based on Land Use. Bicycle parking shall be provided for a ll non-residential development that exceeds 4,000 gross square feet in size would also be required to comply with the CityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 7 bicycle parking requirements of RMC 4 -4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of off -street vehicle parking stalls. For example, any required bicycle parking racks should be located close to the sidewalks leading directly off NE Sunset Blvd to make bicyclists feel that they are easily accessible and a real part of the entire site. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements. The applicant will be required at the time of lot line adjustment 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 for the existing uses . The analysis would include dimensions of stalls and drive aisles. The lot line adjustment shall not cause any increase in parking non -conformities for the various uses on the six (6) parcels. 10. Access /Driveways: No change to access is proposed. Per RMC 4-4-080I, driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. 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 fronta ge another driveway may be permitted. A connection shall be provided for site -to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise the aisle between rows of parking sta lls, but is not allowed between a building and a public street. 11. Urban Design Regulations: The subject propert ies is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100) for any new commercial or mixed use buildings. In general, the regulations encourage building design that is unique and urban in character, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrativ e with the land use application of how the project complies with the Urban Design District ‘D’ Regulations. 12. Critical Areas: According to COR Maps, sensitive slopes are mapped on the site. A geotechnical report may be required for any new development, but would not be required as part of the lot line adjustment application. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 13. Lot Line Adjustment: Per RMC 4-7-060, a lot line adjustment shall only be used to transfer land between abutting legally created lots for the purpose of rectifying a disputed property line location or freeing such a boundary from any difference or discrepancies, improving lot design or access, or attaining compliance with Title IV standards or requirements, provided no additional lot, parcel or tracts are created. A lot line adjustment shall be consistent with the following principles of acceptability: 1. Correcting: Adjust lot lines including the elimination of a common lot line in order to correct property line or setback encroachments; 2. Improving: Create better lot design, or improve vehicular access to a public street; 3. Approval Criteria: a. An additional lot, parcel or tract shall not be created; and b. The subject lots, parcels or tracts are within the same zoning district; and CityofRenton\Department Folders \Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000381 8 c. The proposed adjustments shall not cause the lots, parcels or tracts to increase the nonconformity with respect to applicable zoning (see chapter 4 -2 RMC), subdivision and other code requirements pertaining to lot design, building location, and developm ent standards; and d. The adjusted lot line(s) is shared by the subject lots. 4. Non-Evasive: Lot line adjustments shall not serve to eliminate or circumvent any state or local requirements, including but not limited to frontage improvements, payment of fee -in-lieu, payment of latecomer fees or the installation of required infrastructure. a. Assessment of fees, right-of -way dedication and frontage improvements for the entire length of the property line(s) bordering rights-of -way may be required as a condition of approval for a lot line adjustment. b. Lots, parcels or tracts that are increased in area by lot line adjustments shall not be permitted to be subdivided for five (5) years following the date upon which the lot line adjustment is recorded or three (3) years following the approval of a lot li ne adjustment, whichever is longer, unless the following is met: i. The subdivision application includes all lots, parcels and tracts involved in the lot line adjustment in the overall subdivision; or ii. All required infrastructure, including but not limited to frontage improvements, required infrastructure and utility lines are constructed along the frontage of all lots included in the lot line adjustment. 14. Permit Requirements: The proposed project would require a lot line adjustment . The Administrator will review and take action on the proposed lot line adjustment within thirty (30) working days of receiving a completed application. The 2025 application fees include $1,268.00 for the Lot Line Adjustment and a 5% technology fee. 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 subm ittal 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 . 15. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 16. Final Recording : The lot line adjustment does not become effective until it is recorded with the King County Recorder’s Office. After two (2) copies of the signed map are made for City records, the map shall be sent to the City Clerk’s office for recording. It is the responsibility of the City Clerk to record the approved map and new legal descriptions. All maps need to be on paper and mailed. 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment.