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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000020H:\CED\Planning\Current Planning\PREAPPS\12-020.Jerry\Plan Review Comments PRE 12-020.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 13, 2012 TO:Jerry Wasser, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Sons of Haiti Youth Development 301 S 3RD St PRE 12-020 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 proposal for change of use at the southeast corner of the intersection of S 3rd St and Shattuck Ave S, in Section 18, Township 23N, Range 5E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. This site is located in the City of Renton Water service area. 2. There is an existing 8” watermain located in S 3rd St. 3. The project appears to be a Tenant Improvement; therefore additional improvements are likely not triggered. Sanitary Sewer 1. There is an existing 8” sanitary sewer main located on south side of parcel. 2. The project appears to be a Tenant Improvement; therefore additional improvements are likely not triggered. Storm Drainage 1. There are existing storm drainage facilities in S 3rd St and in Shattuck Ave S. 2. The project is subject to the City of Renton Amendments to the 2009 King County Surface Water Design. The project appears to be an interior Tenant Improvement; therefore improvements or reports are likely not triggered. Street Improvements 1. The project appears to be a Tenant Improvement; therefore additional offsite improvements are likely not triggered. General Comments 1. If triggered utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. 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 the City of Renton Drafting Standards. h:\ced\planning\current planning\preapps\12-020.jerry\pre012-020,sons of haiti youth development,cd.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 15, 2012 TO:Pre-application File No. 12-020 FROM:Gerald Wasser, Associate Planner SUBJECT:Sons of Haiti Youth Development 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 301 South 3rd Street (APN 7841300020). The project site is the westernmost storefront in a three-storefront commercial building on a flat lot. The subject storefront is approximately 2,096 square feet. The applicant, Sons of Haiti, a social and service organization, is currently operating the Renton Area Youth Development Organization a training tutoring, and mentoring program, on the site. A 15-stall parking lot in the southern portion of the site services the commercial building in which the subject project is located. Access to this parking lot is taken from South 3rd Alley and a driveway off of Shattuck Avenue South. Current Use: The applicant is currently operating as a social and service organization on the project site. Zoning/Density Requirements: The subject property is zoned Center Downtown (CD). The CD zone allows service and social organizations only with an approved Hearing Examiner Conditional Use Permit. Note: The existing Sons of Haiti Renton Area Youth Development Organization in the subject location does not have an approved Conditional Use Permit. Sons of Haiti Youth Development, PRE12-020 Page 2 of 3 March 15, 2012 h:\ced\planning\current planning\preapps\12-020.jerry\pre012-020,sons of haiti youth development,cd.doc Conditional Use Permit Decision Criteria: RMC 4-9-230G requires the Hearing Examiner to consider the following factors ion making a decision on Conditional use permits: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be Sons of Haiti Youth Development, PRE12-020 Page 3 of 3 March 15, 2012 h:\ced\planning\current planning\preapps\12-020.jerry\pre012-020,sons of haiti youth development,cd.doc required to buffer adjacent properties from potentially adverse effects of the proposed use. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application. A copy of these standards is included. Note: The subject use is within an existing commercial structure. Access/Parking: A 15-stall parking lot is located in the southern portion of the subject property. This parking lot services the commercial structure in which the proposed project is located. Vehicular access is taken from South 3rd Alley and an existing driveway from Shattuck Avenue South. Critical Areas: No critical areas appear to be located on the proposed project site. Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review unless critical areas are found to be present on the project site. Permit Requirements: The proposal would require approval of a Hearing Examiner Conditional Use Permit. Hearing Examiner Conditional Use Permits would be reviewed within an estimated time frame of 8 weeks. The fee for the Conditional Use Permit application is $2,060.00 ($2,000.00 plus 3 % Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. Note: Because the use is operating without a valid Conditional Use Permit, the applicant must either apply for a Hearing Examiner Conditional Use Permit within 30 days or cease operating. Expiration: Upon approval, the Conditional Use Permit is valid for two years with a possible one year extension.