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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000002i:\rtimmons\preapps\12-002 (ca chai chow-old dunkin donuts parking ).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 26, 2012 TO:Pre-Application File No. 12-002 FROM:Rocale Timmons, Associate Planner SUBJECT:United Tire and Wheel CUP – 140 Rainier Ave S 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 Rainier Ave S just north of 2nd Ave at 140 Rainier Ave S. The project site totals 49,658 square feet in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to change the use of an existing 4,800 square foot structure (formerly occupied by a PayDay Loan location) into a tire sales and installation business. Access to the site is proposed via existing curb cuts along Rainier Ave S. There appear to be no critical areas on site. Current Use: The property contains a 4,800 square foot structure which would be retained. Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The City’s definition of Auto Repair, Small Vehicle includes the “installation of tires”. A very recent code amendment (requires a conditional use permit for new auto repair uses in the CA Zone. The property is also located within Urban Design District ‘D’, and may be 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 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). United Tire and Wheel CUP Page 2 of 4 January 26, 2012 i:\rtimmons\preapps\12-002 (ca chai chow-old dunkin donuts parking ).doc Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location. Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The footprint of the structure could not be verified based on the material provided. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; and a 15 foot maximum front yard setback. It appears the applicant does not comply with the maximum front yard setback of the zone. As long as the applicant is not proposing to alter the footprint of the structure the applicant would not be required to comply with the maximum front yard setback. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone. Building Height – The maximum building height that would be allowed in the CA zone is 50 feet. It appears the existing structure is 1-story and has a height well beneath the 50-foot maximum. Building elevations and detailed descriptions of elements and building materials are required with your conditional use permit review 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 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 location and size of the refuse and recyclable area could not be verified with the pre- application materials. 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. The applicant would be required to provide a 10-foot on-site landscape strip along the frontage of the site. 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: United Tire and Wheel CUP Page 3 of 4 January 26, 2012 i:\rtimmons\preapps\12-002 (ca chai chow-old dunkin donuts parking ).doc Use Square Footage of Use Ratio Required Spaces Vehicle service and repair 4,800 SF Min and Max: 2.5 space / 1,000 Net Floor Area 12 spaces It is unclear how many parking stalls are existing on site. As part of the Conditional Use Permit application the applicant would be required to provide a parking count analysis. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. 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 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 10 % of the required number of parking stalls. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. 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 CA 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. Environmental Review The proposed project would be exempt from Washington State Environmental Policy Act (SEPA) review. Permit Requirements The proposal is exempt from Environmental (SEPA) Review and would only require an Administrative Conditional Use Permit. The Conditional Use Permit application fee is $2,000 and would be processed in an estimated time frame of 8 weeks. There is an additional 3% technology fee charged at the time of land use United Tire and Wheel CUP Page 4 of 4 January 26, 2012 i:\rtimmons\preapps\12-002 (ca chai chow-old dunkin donuts parking ).doc 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 fee would be required prior to building permit approval. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. The following are current fees: A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 24, 2012 TO:Rocale Timmons, Planner FROM:Arneta Henninger, Plan Review SUBJECT:UNITED TILE AND WHEEL 134 RAINIER AVE S – Parcel 1823059171 PRE 12-002 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. I have completed a preliminary review for the above-referenced site. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. The applicant did not provide sufficient information to process a standard pre-application. The address supplied is inconsistent with the parcel number. The address for the parcel number is 134 Rainier Ave S. Water The subject development is within the water service area of the City of Renton and in the 196- presure zone. The site is not in the Aquifer Zone area. There is an existing 12” CI watermain in Rainier Ave S. See City of Renton water drawing W0020 for detailed engineering plans. There is an existing 8” DI water main on the south side of this site. See City of Renton water drawing W0577 for detailed engineering plans. The static water pressure at the street level is about 67 psi. The development is subject to the City’s water system development charges, per Renton Municipal Code (RMC4-1-180C), based on the size of the meter(s) and the size of the fire sprinkler stub, and also subject to applicable city plan review and inspection fees. Civil plans for any water main improvements shall be prepared by a professional engineer registered in the State of Washington and shall meet the city’s standards. The requirements of the project are not included here since the project was not defined. United Tile and Wheel – PRE 12-002 Page 2 of 2 January 24, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-002.Rocale\Plan Review Comments PRE 12-002.doc Sanitary Sewer There is an existing 6” (public) Vitrified Clay sanitary sewer main located on the site and along the full length of the east parking stalls. A commercial building permit will trigger a separate review. The applicant needs to show how this site will be served with commercial side sewer, with a minimum 6” diameter pipe. Any use in the building subject to oils or grease shall require the installation of a grease interceptor or oil/water separator as determined at the time of plan review. System Development Charges (SDC) are based on any and all domestic water meters. These fees are collected at the time a construction permit is issued. Storm Drainage There is an existing 12” storm pipe on the west side of Rainier Ave S in the vicinity of this parcel of land. A conceptual drainage plan and report is required to be submitted with the formal application for a commercial project. The project shall comply with the City of Renton Amendments to the 2009 King County Surface Water Design. The Surface Water SDC fees are $0.405 per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Street Improvements Construction of a commercial building will trigger a separate review. This project will be required to install curb, gutter, an 8-foot planter strip, and an 8-foot sidewalk along the full frontage of the parcel being developed. Street lighting, per City of Renton standards, will be required to be installed along the full frontage of the parcel being developed. Additional right-of-way may be required. All new electrical, phone, and cable services and lines must be undergrounded. Traffic Mitigation or Impact Fees may apply. General Comments All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards.