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Comments.PREAPPLICATIONMEETINGFORGreenhouseRetailMarijuana355RainierAvenueNPRE16-000146CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionMarch17,2016ContactInformation:Planner:JillDing,425.430.6598PublicWorksPlanReviewer:VickiGrover,425.430.7291FirePreventionReviewer:CoreyThomas,425.430.7024BuildingDepartmentReviewer:CraigBurnell,425.430.7290Pleaseretainthispacketthroughoutthecourseofyourprojectasareference.Considergivingcopiesofittoanyengineers,architects,andcontractorswhoworkontheproject.Youwiltneedtosubmitacopyofthispacketwhenyouapplyforlanduseand/orenvironmentalpermits.Pre-screening:Whenyouhavetheprojectapplicationreadyforsubmittal,callandscheduleanappointmentwiththeprojectmanagertohaveitpre-screenedbeforemakingalloftherequiredcopies.Thepre-applicationmeetingisinformalandnon-binding.Thecommentsprovidedontheproposalarebasedonthecodesandpoliciesineffectatthetimeofreview.Theapplicantiscautionedthatthedevelopmentregulationsareregularlyamendedandtheproposalwillbeformallyreviewedundertheregulationsineffectatthetimeofprojectsubmittal.Theinformationcontainedinthissummaryissubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,DevelopmentServicesDirector,DepartmentofCommunity&EconomicDevelopmentAdministrator,PublicWorksAdministratorandCityCouncil). 0DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEMORANDUMDATE:March17,2016TO:JillDing,PlannerFROM:VickiGrover,PlanReviewSUBJECT:Pre-ApplicationforGreenhouseTenantImprovementPRE16-000146NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnonbindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposallocatedatparcel4204400120.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant.WATER1.TheproposeddevelopmentiswithinCityofRenton’swaterservicearea.2.Nocomments.SANITARYSEWER1.SewerserviceisprovidedbytheCityofRenton.2.Ifthetenantimprovementsexceed$50,000,theCitycoderequiresallcommercialusesbeservedbya6-inchminimumsidesewerconnection.ThenewsidesewerwillprobablyneedtobeconnectedtothesewermaininwithRainierAvenueN.SURFACEWATER1.Nocomments.TRANSPORTATION/STREET1.Transportationimpactfeeswillapplytothisproject.Theactualratewillbeassessedatalaterdate.ThisfeewillbebasedontheamountofbuildingareaanditsusepertheITEManual.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthebuildingpermit. .2.RoadClassifications—RainierAvenueNorth!PrincipalArterial&NW3dPlace!ResidentialAccess•Existingrightofwaywidth—approximately110ft.onRainierAvenueNorthandNW3rdPlaceisapproximately60ft.•NoROWdedicationsareneeded.3.TheCityofRentonwillbeinstallingatrafficlightattheintersectionofNW3rdPlaceandRainierAvenueNorth(Phase4)followedbyinstallationofcompletestreetstothenorthofNW3PlacealongRainierAvenueNorth(Phase5).4.PavingandtrenchrestorationwillcomplywiththeCity’sTrenchRestorationandOverlayRequirements.5.StreetlightingmayberequiredforthisprojectonRainierAvenueNandontheinternalsite.GeneralComments1.Allconstructionorserviceutilitypermitsfordrainagewillrequireplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.PlansshallbepreparedbyalicensedCivilEngineer.2.Whenutilityplansarecomplete,pleasesubmitthree(3)copiesofthedrawings,two(2)copiesofthedrainagereport,andpermitapplication,anitemizedcostofconstructionestimate,andapplicationfeeatthecounteronthesixthfloor. ..DEPARTMENTOFCOMMUNITYAND—‘“Renton0ECONOMICDEVELOPMENTMEMORANDUMDATE:March17,2016TO:Pre-ApplicationFileNo.16-000146FROM:JillDing,SeniorPlannerSUBJECT:GreenhouseRetailMarijuana355RainierAvenueNGeneral:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,Community&EconomicDevelopmentAdministrator,PublicWorksAdministrator,PlanningDirector,DevelopmentServicesDirector,andCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.TheDevelopmentRegulationsareavailableforpurchasefor$50.00plustax,fromtheFinanceDivisiononthefirstfloorofCityHalloronlineatwww.rentonwa.govProjectProposal:TheprojectsiteislocatedatthenorthwestcornerofRainierAvenueNandNW3rPlaceandisaddressedas355RainierAvenueN.Theproposalincludestheconversionofanexistingtenantspace,previouslyusedasamartialartstrainingfacility,toan1-502retailcannabisshop.Allimprovementstothesitewouldbeinteriortenantimprovements;noexteriorchangestothebuildingwereincludedinthepre-applicationsubmittal.Asensitiveslope(aslopewithagradebetween25and40percent)ismappedonthewesternportionoftheprojectsite.CurrentUse:Currentlythesiteisoccupiedbyavacanttenantspace,previouslyusedasamartialartstrainingfacility.DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-120A,“DevelopmentStandardsforCommercialZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“CAstandards”herein).Zoning:ThepropertyislocatedwithintheCommercialMixedUse(MU)landusedesignation,theCommercialArterial(CA)zoningdesignation,andUrbanDesignDistrictB.MarijuanaRetailisanoutrightpermittedusewithintheCAzone.h:\ced\planning\currentplanning\preapps\2016preapps\prel6-000146.jiII\16-000146greenhouseretailmarijuana(cazone,urbandesignU,sensitiveslopes).doc ..GreenhouseRetailMarijuanaPage2of3March17,2016MinimumLotSize,WidthandDepth—TheminimumlotsizerequiredintheCAzoneis5,000squarefeet.Therearenominimumlotwidthordepthrequirements.Theexistinglotareais5,440squarefeet,whichexceedstheminimumlotsizerequirementsoftheCAzone.LotCoverage—Thelotcoverageforbuildingsis65%ofthelotareaor75%isparkingisprovidedwithinthebuildingorwithinanon-siteparkinggarage.Theexistingbuildinghasafootprintofapproximately4,204squarefeet,whichresultsinabuildingcoverageof77%onthe5,440squarefootsite.TheexistingbuildingexceedsthemaximumbuildingcoveragepermittedintheCAzone,thereforenoexpansionofthebuildingareawouldbepermitted.Setbacks—Setbacksarethedistancebetweenthebuildingandthepropertylineoranyprivateaccesseasement.SetbackrequirementsintheCAzoneareasfollows:10-footminimumfront/sideyardalongastreetsetback;a15-footmaximumfrontsetback;andnorearorsideyardsetbacks.Theexistingbuildinghasanapproximately6.5-footfrontyardsetback,a0.83-footsideyardalongastreetsetback,anapproximately26-footrearyardsetback,andthebuildingappearstohavea0-footsetbackfromthenorth(side)propertylineandpossiblyextendoverthepropertylineontotheneighboringproperty.AnyexpansionoftheexistingstructurewouldberequiredtocomplywiththeapplicablesetbacksfortheCAzone.BuildingHeight—ThemaximumbuildingheightpermittedintheCAzoneis50feet,except60feetformixeduse.Theexistingstructurehasonestoryandislikelybelowthemaximum50-footheightlimit.Landscaping—Theredoesnotappeartobeanylandscapingontheprojectsite.Anybuildingexpansionsand/orinteriorremodelsexceeding50%oftheassessedpropertyvaluemaytriggercompliancewiththeCity’slandscapingrequirements(RMC4-4-070).TreePreservation—Atreeinventoryandatreeretentionplanalongwithatreeretentionworksheetshallbeprovidedwiththeformallanduseapplicationorbuildingpermitapplication,iftreesareproposedtoberemoved.Accordingtotheproposedregulations,thetreeretentionplanmustshowpreservationofatleast10percent(10%)ofsignificanttrees,andindicatehowproposedbuildingfootprintswouldbesitedtoaccommodatepreservationofsignificanttreesthatwouldberetained.TheAdministratormayauthorizetheplantingofreplacementtreesonthesiteifitcanbedemonstratedtotheAdministrator’ssatisfactionthataninsufficientnumberoftreescanberetained.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18’)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;Othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.TheAdministratormayrequireindependentreviewofanylanduseapplicationthatinvolvestreeremovalandlandclearingattheCity’sdiscretion.h:\ced\planning\currentplanning\preapps\2016preapps\prel6-000146.jill\16-000146greenhouseretailmarijuana(cazone,urbandesignd,sensitiveslopes).doc ..GreenhouseRetailMarijuanaPage3of3March17,2016Screening—AllutilitiesandoperatingequipmentlocatedontheroofofanybuildingshallbeenclosedsoastobescreenedfrompublicviewinaccordancewiththerequirementsoutlineunderRMC4-4-095.Fences—Iftheapplicantintendstoinstallanyfencesaspartofthisproject,thelocationmustbedesignatedonthelandscapeplanorbuildingpermitsiteplan.Afencedetailshouldalsobeincludedontheplanaswell.Parking—Thefollowingratioswouldbeapplicabletothesite:UseSquareFootagegfUseRatioRequiredSpacesRetailSales:4,204SFMm/Max:2.5spaces/Mm/Max:10.51,000SFBasedontheuseandsquarefootageproposed,11parkingspaceswouldberequiredfortheproposeduse.Therearenoparkingspacesavailableontheprojectsite;thereforetheredoesnotappeartobeadequateparkingavailableontheprojectsitefortheproposeduse.Access—Drivewaywidthsarelimitedbythedrivewaystandards,inRMC4-40801.Nochangesareproposedtotheexistingdriveways.CriticalAreas:Thesiteismappedwithasensitiveslopeareaonthewestsideoftheprojectsite.Ageotechnicalreportmayberequiredatthetimeofformalbuildingpermitapplicationifanyexteriorimprovementsareproposed.EnvironmentalReview:Theproposalresultsinachangeofusetoamartialartsstudiotoaretailfacilityandisover4,000squarefeetinarea;thereforetheproposalwouldbesubjecttoEnvironmental(SEPA)ReviewinaccordancewithWAC197-11-800.PermitRequirements:TheproposalwouldrequireEnvironmental(SEPA)ReviewandaParkingModification.Alllandusepermitswouldbeprocessedwithinanestimatedtimeframeof6-8weeks.TheEnvironmentalReviewandModificationfeeswouldbe$1,184.54($1,000SEPAfee+$150Modificationfee+$34.50technologyfee=$1,184.50).Detailedinformationregardingthelanduseapplicationsubmittalisprovidedintheattachedhandouts.ImpactMitigationFees:Inadditiontotheapplicablebuildingandconstructionfees,impactmitigationfeeswouldbeapplicableifanyexpansionoftheexistingbuildingisproposed.Expiration:UponEnvironmentalReviewandModificationapproval,theModificationapprovalisvalidfortwoyears.h:\ced\planning\currentplanning\preapps\2016preapps\prel6-000146.jill\16-000146greenhouseretailmarijuana(cazone,urbandesignd,sensitiveslopes).doc