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HomeMy WebLinkAboutPRE21-000284_Meeting SummaryPREAPPLICATION MEETING FOR St Paul LLC Lot Line Adjustment 715 & 865 Lind Ave SW PRE 21-000284 CITY OF RENTON Department of Community & Economic Development Planning Division August 19, 2021 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, 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 formal submittal. 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 19, 2021 TO: Pre-Application File No. PRE21-000284 FROM: Brittany Gillia, Assistant Planner SUBJECT: St. Paul LLC Lot Line Adjustment 715 & 865 Lind Ave SW (Parcel No. 1923059061 & 1923059030) 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 online at www.rentonwa.gov Project Proposal: The applicant is proposing a lot line adjustment to eliminate two existing encroachments along the shared lot line between the properties located at 715 and 865 Lind Ave SW. The project sites (Tax Parcels 1923059061 & 1923059030) are both located in the Medium Industrial (IM) zoning designation and are both accessed via Lind Ave SW. As a result of the proposed lot line adjustment, one of the encroachments being eliminated is a 20’ x 96’ strip of land that has been used as a portion of the parking lot for 865 Lind Ave SW but is loc ated within the boundaries of 715 Lind Ave SW. The other encroachment being eliminated is the southern wall of the building primarily located at 715 Lind Ave SW, which encroaches onto 865 Lind Ave SW by 1.2 feet. As a result of the lot line adjustment, 865 Lind Ave SW would increase in area from 31,360 square feet to 32,768 square feet and 715 Lind Ave SW would decrease in area from 68,480 square feet to 67,072 square feet. High Seismic Hazards are mapped on both of the involved parcels. No changes in access are proposed as a result of the lot line adjustment. Current Use: The properties each are developed with an existing industrial warehouse. The current use at property at 715 Lind Ave SW is Vehicle service and repair, small and the current use at 865 Lind Ave SW is Warehouse and Office. Lot Line Adjustment Principles of Acceptability: 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; St Paul LLC Lot Line Adjustment, PRE21-000284 Page 2 of 4 August 19, 2021 2. Improving: Create better lot design, or improve access; 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 c. The proposed adjustments shall not cause the lots, parcels or tracts to increase the nonconformity with respect to applicable zoning (see RMC 4-2), subdivision and other code requirements pertaining to lot design, building location, and development 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 line 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. (Ord. 5728, 10-20-2014) Zoning Designation and Permitted Land Use: The subject property is zoned Medium Industrial (IM). The purpose of the Medium Industrial Zone (IM) is to provide areas for medium -intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone -wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. Vehicle repair, warehousing, and offices are allowed uses in the IM zone. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). Density – N/A. No dwelling units are proposed to the existing lot. Minimum Lot Size, Width and Depth – The minimum lot size for lots created after September 1, 1985 is 35,000 square feet. Both lots were created before September 1, 1985 and are exempt from this standard. St Paul LLC Lot Line Adjustment, PRE21-000284 Page 3 of 4 August 19, 2021 Building Coverage – For the IM zone, there is no maximum lot coverage for buildings. The applicant is not proposing any building additions to the existing structures. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Minimum setback requirements in the IM zone are as follows: 20 feet for principal arterial streets or 15 feet for other streets (except 50 feet is required if a lot is adjacent to or abutting a lot zoned residential) for front and secondary front yards, 10 feet landscaped setback from the freeway frontage, no rear yard or side yard except 50 feet if lot is adjacent to or abutting a lot zoned residential. The applicant is not proposing any building additions to the existing structures. Building Height – There is no maximum building height in the IM zone. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The applicant is not proposing any building additions to the existing structures. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a Tree Retention/Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Fences/Retaining Walls: In commercial, industrial, or other similar uses, the maximum height of any fence, hedge or retaining wall shall be eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. However, fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision areas. New fencing would need to comply with the fence requirements of the code (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. 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 about fences and retaining walls. No fences or retaining walls are proposed as part of this lot line adjustment proposal. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. 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 frontage another driveway may be permitted. No changes are proposed to the existing driveway cuts. Critical Areas: The site is mapped within a High Seismic Hazard designation. St Paul LLC Lot Line Adjustment, PRE21-000284 Page 4 of 4 August 19, 2021 Environmental Review: Lot line adjustments are categorically exempt from Environmental (SEPA) Review except for lands covered by water or critical areas as designated in RMC 4 -9-070H.2. The proposed lot line adjustment would no longer be exempt from environmental review if further investigation of the site results in the identification of designated critical areas. Permit Requirements: The relocation of a lot line requires a Lot Line Adjustment application. The application review is administrative and would be processed within an estimated time frame of four weeks. The 2021 lot line adjustment fee is $1,144.50 ($1,090 plus a 5% Technology Surcharge Fee). All fees are subject to change. A Lot Line Adjustment Submittal Requirements Checklist is linked here. Additional information and forms needed for 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 submittal for all applications. The City’s Electronic File Standards can be foun d on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 Public Notice: A Public Information Sign is not required for a Lot Line Adjustment application. Fees: In addition to the applicable land use fees, recording fees would be required. Such fees would be payable prior to recording. The 2021 King County recording fees for boundary line adjustments can be found here. 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. Transfer of Title: The recording of a lot line adjustment does not constitute a transfer of title. Separate deeds to this effect must be recorded with the King County Recorder’s Office and are not subject to these provisions. Note: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov for pre-screening. Expiration: If the lot line adjustment is not recorded within two (2) years of the date of approval, the lot line adjustment shall be null and void. Upon written request of the applicant, the Planning/Building/Public Works Department may grant one extension of not more than one year. Such request must be received by the Department prior to the two (2) year expiration date . It is the responsibility of the owner to monitor the expiration date.