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HomeMy WebLinkAboutPRE16-000837 - (R-4 Goddard School)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: November 17, 2016     TO: Pre-application File No. 16-000837     FROM: Jill Ding, Senior Planner     SUBJECT: The Goddard School NW corner of SE Renton Issaquah Road & Nile Avenue NE      General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at the northwest corner of the intersection of SE Renton Issaquah Road and Nile Avenue NE. The project site is vacant and totals 107,593 square feet (2.47 acres) in area and is zoned Residential-4 (R-4). The proposal is to construct a 9,000 square foot daycare facility with 62 surface parking spaces. Driveway access is proposes off of SE Renton Issaquah Road and Nile Avenue NE. A Type Ns stream is located offsite to the west and a wetland is mapped on the northwest corner of the site. Current Use: The property is currently vacant. Zoning: The subject site has a Comprehensive Plan land use designation of Residential Low Density (LD) and is zoned Residential 4 (R-4) dwelling units per acre. A Daycare Center is permitted in the R-4 zone with a Hearing Examiner Conditional Use Permit. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, side yards along-a-street would be required to have a 30 foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. The proposed daycare facility appears to comply with the required setback areas of the R-4 zone. Building Height – The maximum wall plate height is 32 feet with 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of land use permit and building permit review. Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements would be verified at the time of land use permit and building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 50%. Impervious surface requirements would be verified at the time of land use permit and building permit review. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines when a non-residential use is located within a residential zone. Surface parking lots with between 51 and 99 parking spaces shall be landscaped with 25 square feet of landscaping per parking space and shall include perimeter and interior parking lot landscaping, as specified below: Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum of five feet (5') in width. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan will be required at the time of formal land use application. Significant Tree Retention: If 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 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, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.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. A tree retention plan would be required at the time of formal land use application. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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 fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Walls over 6-feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, 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. Parking – The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces  Day care centers Approx. 9,000 sf Min & Max: 1 space / each employee and 2 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program. 31  Based on the proposal for 20 employees and 138 students, staff calculates that a minimum and a maximum of 31 spaces would be required for the proposed use. The proposal for 62 spaces on the site would exceed the maximum number of spaces permitted. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. 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. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The applicant is required to provide bicycle parking based on 10% of the required number of parking stalls and meet the standards of RMC 4-4-080F11b for location and access to bicycle parking. Access: Access is proposed via driveway access off of SE Renton Issaquah Road and Nile Avenue NE. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. The proposed use would be considered an ‘other nonresidential development’ which requires a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 sf. Based on a gross floor area of 9,000 square feet, a minimum of 27 square feet would be needed for recyclables area and a minimum of 54 square feet would be needed for refuse. These two combined are less than the minimum of 100 square feet, therefore 100 square feet would be required for both. The proposed trash enclosure would have an area of approximately 158 square feet, which exceeds this requirement. Critical Areas: Greene’s Creek, a Type Ns stream has been identified off-site to the west. Type Ns streams require a 50-foot buffer with a 15-foot building setback. A stream study would be required with the formal land use application, if impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. A wetland is mapped on the northwest corner of the project site, wetlands have the following buffer requirements: Wetlands:      High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft.1     Category I – Bogs & Natural Heritage Wetlands 200 ft.     Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft.     Category II 175 ft. 150 ft. 100 ft. n/a     Category III 125 ft. 100 ft. 75 ft. n/a     Category IV 50 ft. n/a   A wetland delineation and report would be required with the formal land use application. If impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. Streams, wetlands, and associated buffer areas located on site are required to be protected within a Native Growth Protection Easement (NGPE), which shall be recorded over the site prior to building permit approval. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the construction of a building in excess of 4,000 square feet with parking for more than 20 vehicles. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit (CUP), Administrative Site Plan Review and Environmental (SEPA) Review. The land use applications would be reviewed concurrently within an estimated time frame of 10-12 weeks. The 2016 fees would be $5,150 ($2,500 CUP fee + $1,500 + $1,000 SEPA fee + $150 technology fee = $5,150). Detailed information regarding the land use application submittal is provided in the attached handouts. Public Notice: The applicant will be required to install a public information sign on the property. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits. Below are 2016 fees: A Fire Mitigation fee currently assessed at $0.45 per square foot. A Transportation Mitigation Fee per additional generated daily trip shall be determined by City per current ITE Manual. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment. Expiration: Upon approval, the CUP and Site Plan are valid for two years with a possible two year extension.