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HomeMy WebLinkAbout15-000611 - (CA Springbrook Apartments stream coal mine) (2)H:\CED\Planning\Current Planning\PREAPPS\14-000678 PREAPPLICATION MEETING FOR Springbrook Apartments 17249 Benson Road South PRE 15-000611 CITY OF RENTON Department of Community & Economic Development Planning Division September 10, 2015 Contact Information: Planner: Rocale Timmons, 425.430.7312 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 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). H:\CED\Planning\Current Planning\PREAPPS\14-000678 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 10, 2015 TO: Pre-Application File No. 15-000611 FROM: Rocale Timmons, Senior Planner SUBJECT: Springbrook Apartments 17249 Benson Road South, Renton, WA 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 $50.00 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 17249 Benson Road South at the northwesterly corner of the intersection of Benson Drive South and Benson Road South. The site consists of two parcels (APN 292305-9009 and 292305-9148) totaling 164,828 square feet (3.78 acres). The parcels have a Residential High Density (RHD) land use designation and a Residential Multi-Family (RMF) zoning classification. The project site is currently undeveloped with a ground cover of second growth conifer and deciduous trees and brush. The new 4-story, multi-family residential building on the north parcel will contain approximately 82 dwelling units. A 2-story building is proposed on the southern parcel near the intersection of SR 515 and Benson Rd S containing 8 residential units. The proposal includes 122 surface parking stalls. Primary vehicular access to the north apartments will be provided by a single curb cut along SE 172nd Street to the onsite surface parking south of the residential building and crosses to the site, and a Class NS stream, to serve the structure on the southern portion of the site. Secondary access is proposed via two curb cuts along Benson Rd and a restricted right-turn in/out driveway, just south of the stream on SR 515. The applicant provided an alternative site plan which included the elimination of the structure on the southern portion of the site. In its place the applicant has proposed and active and passive recreation area. The alternative proposal would include a pedestrian crossing of the stream and the elimination of a curb cut on Benson Rd S. Current Use: Currently the site is vacant. H:\CED\Planning\Current Planning\PREAPPS\14-000678 Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RMF standards” herein). Zoning: Attached residential development is permitted within the RM-F zoning classification, provided the proposal complies with the density range specified by the zone. The density range required in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). There are code provisions for a potential Density Bonus Review per RMC 4-9-065. However, the applicant should note that the City is considering a docket item request in order to remove and/or amend the density bonus allowances. Up to a maximum of 5 additional dwelling units per net acre are allowed. To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit (per net acre), either for sale or rental. Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units. Density bonus review shall occur concurrently with any other required land use permit that establishes the permitted density and use of a site. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The pre-application packet did not indicate the total square footage of the right-of-way that would be required to be dedicated; therefore the net density could not be calculated. The gross density for the proposed 90 units is 23.8 du/ac. The applicant would be required to demonstrate compliance with the density range of the RMF zone using net density calculations. A completed density worksheet is required with the formal land use submittal. The property is also located within Urban Design District ‘B’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage, and street furniture. Minimum Lot Size, Width and Depth – There is no minimum lot size required for the RM-F zone. The minimum lot width required is 50 feet and the minimum lot depth required is 65 feet. The applicant would be requesting a lot consolidation as part of the Site Plan application. The proposed lot consolidation would meet the development standards of the zone. Building Standards – The RM-F zone restricts building height to 35 feet. An additional ten feet (10') height for a residential dwelling structure may be obtained through the provision of additional amenities such as pitched roofs, additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. In no case shall the height of a residential structure exceed forty five feet (45'). Building lot coverage is limited to 35%. A maximum building coverage of 45% may be allowed through the Hearing Examiner site development plan review process. Impervious surface coverage is limited to a maximum of 75%. Lot coverage ratios were not provided with the pre-application packet; therefore staff could not confirm compliance with the building standards for the RM-F zone. The applicant will be required at the time of formal land use application to provide lot coverage and impervious surface H:\CED\Planning\Current Planning\PREAPPS\14-000678 calculations. A maximum building coverage of 45% may be obtained through the Hearing Examiner site development plan review process. 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 RM -F zone are 20 feet in the front, 15 feet in the rear, and 20 feet for side yards along-a-street, and 12 feet for the interior side yard setback. The entire structure shall be set back an additional one foot (1') for each ten feet (10') of height in excess of thirty five feet (35') to a maximum cumulative setback of twenty feet (20'). It appears the proposal complies with the setbacks of the RMF zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4- 090, “Refuse and Recyclables Standards.” For multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a combined total minimum area of 80 square feet. The future site plan shall include locations for refuse and recycling collection points. There shall be a minimum of one refuse and recyclable deposit area for each building and collection points shall be located no more than two hundred feet (200') from a common entrance. The proposal would be required to demonstrate compliance with the refuse and recycling standards of the code at the time of Site Plan Review. 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. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Parking is not permitted within required landscape areas. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). Please note all parking lots, with more than 100 stalls, are required to provide 35 square feet of interior parking lot landscaping per parking space. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12 shall be submitted at the time of application for Site Plan Review. Tree Preservation - The site is forested and vacant, primarily vegetated with red alder, big leaf maple, black cottonwood and Oregon ash with a salmonberry, sword fern, ocean spray and Himalayan blackberry understory. The site contains a total of 440 trees of 6-inch caliper or larger; 40 are within the proposed public right-of-way, and 94 are located in critical areas, with their buffers resulting in 306 protected trees on site. A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 20 percent (20 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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. They may be replaced with minimum 2 inch caliper trees at a rate of six to one. 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. H:\CED\Planning\Current Planning\PREAPPS\14-000678 A minimum tree density shall be maintained for multi-family development at a rate of 4 significant trees for every 5,000 SF of land area. Tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be reviewed at the time of Site Plan Review application. Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. 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. Parking – The following ratios would be applicable to the site: Use Ratio Attached Residential A minimum and maximum of 1.4 per 2 bedroom dwelling unit and 1.6 stalls per 3 bedroom unit The applicant is proposing a total of 122 parking spaces. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on one - half (0.5) bicycle parking space per one dwelling unit. 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. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Access –The applicant is proposing primary access to the site via 172nd St. The proposal also includes two curb cuts on Benson Road South and an additional curb cut along Benson Drive S. The location of ingress and egress driveways shall be subject to approval of the Department of Community and Economic Development. Pedestrian Access – Current pedestrian access is provided with existing concrete sidewalks along SR 515 and partial sidewalks on Benson Rd S. Half street frontage improvements along SE 172nd St. An existing pedestrian connection from 172nd St to Benson Drive is proposed to be retained as part of the proposal. Building Design Standards – Compliance with Urban Design Regulations, District ‘B’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. H:\CED\Planning\Current Planning\PREAPPS\14-000678  Buildings shall be oriented to the street with clear connections to the sidewalk.  A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  All building facades shall include modulation or articulation at intervals of no more than twenty feet (20').  Modulations shall be a minimum of two feet (2') deep, four feet (4') in height, and eight feet (8') in width.  Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided.  All attached housing developments shall provide at least one hundred fifty (150) square feet of private usable space per unit.  Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation).  Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs.  Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas – The subject site contains regulated slopes, unclassified coalmine hazards and an unnamed Class 4 stream as identified in the “Wetland and Stream Delineations Study,” prepared by The Watershed Company (dated January 25, 2008), and a “Supplemental Stream Study and Mitigation Report,” prepared by The Watershed Company (dated February 11, 2009). While the critical area information submitted with the pre-application materials indicates there will be buffer reductions/averaging/and/or enhancement in order to accommodate the proposed building pad it is unclear to the extent impacts are proposed. The applicant would be required to comply with RMC 4- 3-050. Please note City has passed a recent Critical Areas Ordinance. The following table represents the current and proposed Critical Area Ordinance for buffers, setbacks, and allowed reductions: Former New Former Former New Former New Former New Class 4 Type Ns 35 feet 0 feet 15 feet 25 feet 40feet 25 feet 25 feet Min Buffer New 50 feet Classification Standard Buffer Structure Setback Min Buffer Proposed impacts are identified to the stream (i.e. the bridge/culvert crossing) as a result a supplemental stream study would be required to be submitted with the formal land use application. Construction of vehicular or non-vehicular transportation crossings may be permitted in accordance with an approved stream/lake study subject to the following criteria: i. The proposed route is determined to have the least impact on the environment, while meeting City Comprehensive Plan Transportation Element requirements and standards in RMC 4-6-060; and ii. The crossing minimizes interruption of downstream movement of wood and gravel; and iii. Transportation facilities in buffer areas shall not run parallel to the water body; and iv. Crossings occur as near to perpendicular with the water body as possible; and H:\CED\Planning\Current Planning\PREAPPS\14-000678 v. Crossings are designed according to the Washington Department of Fish and Wildlife Fish Water Crossing Design Guidelines, 2013, and the National Marine Fisheries Service Guidelines for Salmonid Passage at Stream Crossings, 2000, as may be updated, or equivalent manuals as determined by the Administrator; and vi. Seasonal work windows are determined and made a condition of approval; and vii. Mitigation criteria of subsection L of this Section are met. The applicant has submitted and alternative site plan which eliminates the need for a vehicular crossing. Staff would be supportive of the alternative site plan which minimizes impacts to critical areas on site and provides additional passive and active recreation opportunities. Additionally a Geotechnical Engineering Report with a coalmine hazard assessment, prepared by Icicle Creek Engineers, Inc. (dated January 26, 2009) was provided to the City with a former application. The report describes the slopes as less than 25% grade and identifies a mine ventilation shaft located in the southwest portion of the site adjacent to Benson Drive (SR 515). A structural plug was recommended for the shaft entrance to mitigate any potential hazard. Geotechnical studies are typically valid for a period of up to ten years; otherwise a geotechnical report will need to be submitted with the land use application. Environmental (SEPA) Review: SEPA is required due to the size of the project. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Environmental Review, and potential street and parking modifications. 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 Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. 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; f. 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. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. H:\CED\Planning\Current Planning\PREAPPS\14-000678 The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials (see attached). All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Hearing Examiner Site Plan Review application fee is $2,500 and the Environmental Review Fee is $1,000. All modifications are $150 each. There is an additional 3% technology fee assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. 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. Impact fees will increase January 1, 2016.  Fire Mitigation fee currently assessed at $462.66 per new dwelling unit.  A Transportation Mitigation Fee assessed at $1,454.20 per new apartment dwelling unit.  A School District Impact Fee currently assessed at $1,360 per new multi-family unit.  A Parks Mitigation Fee currently assessed at $945.90 per new dwelling unit. Expiration: Upon site plan approval, the site plan is valid for two years with a possible two-year extension.