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HomeMy WebLinkAbout14-000284 (UCN-2 Spa Castle)PREAPPLICATION MEETING FOR SPA CASTLE PRE 14-000284 CITY OF RENTON Department of Community & Economic Development Planning Division April 29, 2014 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Jan Illian, 425.430.7216 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\2014 preapps\14-000284.rocale\14-000284 (ucn-2 spa castle).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 29, 2014 TO: Pre-Application File No. 14-000284 FROM: Rocale Timmons, Senior Planner SUBJECT: Spa Castle 1100 Lake Washington Blvd N 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 on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 2.9 acres in area and is located within the Urban Center North - 2 (UC-N2) zone. The pre-application packet indicates that the proposal is to construct a 76,000 (references to 90,800 SF) square foot luxury spa containing five hotel rooms, restaurant, some structured parking and administrative offices. The proposed spa would be approximately 6 stories in height. A total of 190 parking stalls would be provided for the overall project in a surface parking area (151 parking stalls) and structured parking (39 parking stalls). Access to the site is proposed via Lake Washington Blvd. The site contains protected and sensitive slopes. Additionally, the site is located in an erosion hazard area and a moderate landslide hazard area. Current Use: The site is currently vacant. Zoning: The property is located within the Urban Center North (UCN) land use designation and the Urban Center North - 2 (UC-N2) zoning classification. The proposed use would be considered an on-site service which is permitted in the UC-N2 zone provided the use is located within a mixed use structure. Buildings oriented to pedestrian streets must also have ground- floor commercial uses within them. Hotels are also permitted in the UC-N2 zone provided structured parking is provided. Spa Castle Page 2 of 7 April 29, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000284.rocale\14-000284 (ucn-2 spa castle).doc The property is also located within Urban Design District ‘C’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Development Standards: The project would be subject to RMC 4-2-120E, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “UC-N2 standards” herein). Minimum Lot Size, Width and Depth – There is a minimum lot size of 25 acres. However, the minimum lot size would not be applicable to the proposal. There are no other minimum requirements for lot width or depth within the UC-N2 zone. Lot Coverage – The UC-N2 zone allows a maximum building coverage of 90 percent, or 100 percent if parking is provided within a building or within an on-site parking garage. The project proposal appears to comply with the lot coverage requirements of the zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the UC-N2 zone are as follows: 0 feet minimum for the front yard and a 5 foot maximum front yard setback. There are no other setbacks in this zone. The applicant would be required to relocate the structure to meet the maximum front yard setback of 5 feet or request and have granted a front yard setback variance. Additionally, buildings that are immediately adjacent to or abutting a public park, open space, or trail shall incorporate at least one of the features in items a. through c. and shall provide item: a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or b. Provide at least one architectural projection for each dwelling unit of not less than two feet (2') from the wall plane and not less than four feet (4') wide; or c. Provide vertical and horizontal modulation of roof lines and facades of a minimum of two feet (2') at an interval of a minimum of forty feet (40') on a building face or an equivalent standard which adds interest and quality to the project; and d. Provide building articulation and textural variety. Gross Floor Area – There is no minimum requirement for gross floor area within theUC-N2 zone. Building Height – The maximum building height that would be allowed in the UC-N2 zone is 6 stories along a residential/minor collector. It appears the proposed structure is 6 stories however there was a mention in the narrative of 10 stories which would not be allowed at this location. Building elevations and detailed descriptions of elements and building materials are required with your land use application submittal. 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 the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). For commercial developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be Spa Castle Page 3 of 7 April 29, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000284.rocale\14-000284 (ucn-2 spa castle).doc provided for recyclable deposit areas and a minimum of 10 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 square feet. The size of the proposed refuse and recyclable area could not be verified with the pre- application materials. The applicant would be required to demonstrate compliance with the refuse and recycle standards 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. Further landscaping requirements can be found below in the Design Guidelines. Please note that in case shall living plant material comprise less than 15%. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). 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. Parking – The following ratios would be applicable to the site: Use Ratio Hotel A minimum and maximum of 1 per guest room plus 1 for every 3 employees. On Site Services A minimum and maximum of 3.0 per 1,000 square feet of net floor area. The applicant is proposing a total of 190 parking stalls which would not meet the parking code requirements. It is unclear how many parking stalls would be required for the proposed use. Prior to determining support for the parking modification the applicant would be required to provide a parking analysis as part of the required traffic study. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. Parking may not be located between the proposed building and pedestrian-oriented public streets unless located within a structured parking garage. 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 and the overall campus use. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 19 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 50 percent of the spaces in the surface parking lots. For structured parking a parking stall must be a minimum of 8¼ feet x 15 feet; a stall that has greater than a 45 degree angle must be 8¼ feet x 16 feet. Structured compact stalls must have dimensions of 7½ feet x 12 feet; a stall with greater than a 45 degree angle must be 7½ feet x 13 feet. Compact structured parking spaces shall not account for more than 50 percent of the Spa Castle Page 4 of 7 April 29, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000284.rocale\14-000284 (ucn-2 spa castle).doc spaces in the structured parking areas. Structured parallel stall dimensions have a minimum of 9 feet x 23 feet also. 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. Additionally, the proposal would be required to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Loading Space Required: Adequate permanent off-street loading space shall be provided if the activity carried on in such building requires deliveries to it or shipments from it. Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off- site or on-street maneuvering of vehicles. Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door. The site plan would be required to be revised in order to demonstrate adequate loading space for the proposed use. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Signage – Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the UC-N2 zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade, to which it is applied, are also permitted. Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, 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. If you are unable to meet the prescriptive standards of the code the applicant would be required to demonstrate compliance with the intent and guidelines of the respective section that includes the standard. • Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented facade. • The applicant must successfully demonstrate that the surface parking lot is designed to facilitate future structured parking and/or other infill development. • All surface parking lots shall be landscaped to reduce their visual impact. Spa Castle Page 5 of 7 April 29, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000284.rocale\14-000284 (ucn-2 spa castle).doc • Parking Structures Fronting Designated Pedestrian-Oriented Streets: (a) Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 75% of the frontage width (see illustration, subsection RMC 4-3- 100.F5c). (b) The entire facade must feature a pedestrian-oriented facade. We encourage the applicant to incorporate additional pedestrian scale elements along the ground floor of the Lake Washington Blvd façade. • Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. • The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non-vegetative elements, reinforces the architecture or concept of the development. • All buildings and developments with over 30,000 square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space (see illustration, subsection RMC 4-3-100.H3d) according to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented space Critical Areas - The site contains protected slopes (40% plus) and sensitive slopes (20% - 40%). Additionally, the site is located in an erosion hazard area and a moderate landslide hazard area. Therefore a geotechnical hazard study would be required at the time of land use application. The report will be required to address the following: • The proposal will not increase the threat of the geological hazards to adjacent or abutting properties beyond pre-development conditions; • The proposal will not adversely impact other critical areas; and • The development can be safely accommodated on the site. Independent secondary review will be required. Additionally, development is prohibited on protected slopes. This restriction is not intended to prevent the development of property that includes forty percent (40%) or greater slopes on a portion of the site, provided there is enough developable area elsewhere to accommodate building pads. The proposal appears to include construction within protected slopes. Therefore, a Critical Areas Reasonable Use Variance would be required. Special Review Criteria for the Reasonable Use Variance are the following: a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; b. There is no reasonable use of the property left if the requested variance is not granted; c. The variance granted is the minimum amount necessary to accommodate the proposal objectives; We encourage the applicant to strongly consider the additional Spa Castle Page 6 of 7 April 29, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000284.rocale\14-000284 (ucn-2 spa castle).doc placement of proposed surface parking area within the structure in order to better comply with this criterion. d. The need for the variance is not the result of actions of the applicant or property owner; and e. The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the project and critical areas on site. 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 Master Site Plan Review. The purpose of the Master Plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. The Master Plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master Plan review allows for consideration and mitigation of cumulative impacts from large-scale development and allows for coordination with City capital improvement planning. Master Plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. The applicant shall submit a complete Hearing Examiner Site Plan application for the development within the specified time frame if a Site Plan was not combined with the Master Plan application. 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; Spa Castle Page 7 of 7 April 29, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000284.rocale\14-000284 (ucn-2 spa castle).doc 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. 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 16 weeks once a complete application is accepted. The Master Site Plan application fee is $2,000 and the Site Plan Review application fee is also $1,000 if applied for concurrently and $2,000 if applied for separately. The application fee for SEPA Review (Environmental Checklist) is $1,000. The application fee for the Critical Area Variance would be $1,200. The application fee for modifications are $100 each. There is an additional 3% technology fee 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 mitigation fees would be required prior to the issuance of building permits. The fees are subject to change but are currently the following: ♦ A Transportation Mitigation Fee based on the current ITE manual would be applicable to the development as determined by City staff; ♦ A Fire Mitigation Fee based on $0.56 per square foot of new commercial building area. Expiration: The Hearing Examiner shall determine, and document in writing, an appropriate expiration date for the Master Plan, granting up to five (5) years. The applicant would be required to specifically request an expiration date as part of the formal land use application. Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.